# What happens after a home buyer’s offer is accepted?
By Opendoor Editorial Team | 2019-08-15
> We’ll walk you through what can happen after a seller accepts your offer.
## Key Takeaways
#### Key Takeaways
- After acceptance, deposit **earnest money (1-3% of price)** into escrow, then move through inspection, appraisal, financing, and title work.
- Most financed deals close **30-45 days** from acceptance; \[Opendoor cash purchases can close in **14 days**\](https://help.opendoor.com/buying/financing-closing/buyer-closing).
- **Title work typically takes one to two weeks**, [per Opendoor's post-contract help](https://help.opendoor.com/closing-moving/closing-process/after-signing-contract), running parallel with underwriting.
- You don't need to attend closing in person; funds usually arrive via wire transfer in 1-3 business days.
- Your contingencies — not the seller's goodwill — protect your earnest money if inspection or financing problems arise.
Getting your offer accepted feels like the finish line - until you realize it's actually the starting gun. You've just entered a 30- to 60-day sprint filled with inspections, paperwork, and deadlines that can make or break your home purchase.
This guide walks you through every step from contract signing to closing day, including how to handle appraisal problems, what buyers are responsible for, and how cash offers change the timeline entirely.
## **Offer accepted on the house, now what**
Your home is officially "[under contract](https://www.opendoor.com/articles/under-contract-meaning)" once the seller accepts your offer. This means you've entered a legally binding agreement, and the property is no longer available to other buyers. The next[ 30 to 60 days](https://www.opendoor.com/articles/how-long-does-closing-take) will be busy - you'll deposit earnest money, schedule inspections, finalize your mortgage, and prepare for closing day.
Here's what happens during the contract period:
- **Earnest money deposit:** You'll put down 1% to 3% of the purchase price to show you're serious about buying.
- **Home inspection:** A professional examines the property for major issues.
- **Appraisal:** Your lender verifies the home is worth what you're paying.
- **Title search:** A company confirms the seller legally owns the property.
- **Final walkthrough:** You check the home one last time before closing.
Each step has a deadline, and missing one can put your purchase at risk. The good news? Your real estate agent and lender will guide you through the timeline.
## Your accepted-offer checklist: what to do in the first 72 hours
The first three days after acceptance set the tone for the entire transaction. Lenders, inspectors, and the title company all need fast inputs from you, and most contingency clocks start ticking on the contract's effective date — not the day you remember to act. Use this list to clear the urgent items quickly so the rest of the process has slack.
- **Send the fully executed contract to your lender.** Underwriting cannot start until they have it. Confirm your rate lock window covers the expected closing date.
- **Wire or deliver earnest money to escrow within the deadline in your contract** (commonly 1-3 business days). Opendoor buyers using the Checkout flow follow the [earnest-money guidance in Opendoor's offer-making help article](https://help.opendoor.com/buying/making-an-offer/make-an-offer), where deposits typically run **1-3% of purchase price**. For a deeper breakdown of how earnest money works, see [Opendoor's full guide to earnest money](https://www.opendoor.com/articles/earnest-money).
- **Book your home inspection.** Most inspection contingencies run 7-10 days. Schedule the inspector now; rescheduling later costs time you may not have.
- **Calendar every contingency date.** Inspection objection deadline, financing deadline, appraisal deadline, title objection window, and the final walkthrough should all sit on one shared calendar with your agent.
- **Shop homeowners insurance immediately.** Lenders require a binder before closing. In wildfire, hurricane, or flood zones, the quote process can take longer than the loan itself.
- **Pause major financial moves.** No new credit cards, car loans, or large deposits until after closing. Underwriting re-pulls credit before the loan funds.
If any of these items slip in the first week, flag it to your agent and lender immediately so they can request a written extension. Verbal agreements do not bind a contract.
Related: [Opendoor's full guide to earnest money](https://www.opendoor.com/articles/earnest-money).
## **Timeline from offer to closing day**
Most buyers close within[ 30 to 60 days](https://www.zillow.com/learn/how-long-does-it-take-to-close-on-a-house/) after their offer gets accepted. Cash buyers often close faster since they skip the mortgage approval process. If you're financing the purchase, expect the full 60 days - your lender needs time to verify your finances and approve the loan.
### **Typical 30- to 60-day milestones**
Week one starts with your earnest money deposit and scheduling the home inspection. By week two, you're submitting documents to your lender and reviewing inspection results. Weeks three and four involve the appraisal and any repair negotiations with the seller.
The final two weeks focus on finalizing details. You'll shop for homeowners insurance, review the title commitment, and schedule utility transfers. The last few days include your final walkthrough and closing appointment.
### **Fast-track options with a cash offer**
Cash offers skip the mortgage steps entirely - no loan application, no underwriting, no lender-required appraisal. You can close in[ as little as two weeks](https://listwithclever.com/real-estate-blog/how-to-close-a-cash-real-estate-transaction/). You'll still want a home inspection and title search, but you control the timeline.
Opendoor's cash offer process takes this even further. You get a firm price upfront and choose your own closing date, sometimes in as few as 14 days.
### **Factors that can extend the timeline**
A low appraisal means you'll spend time renegotiating with the seller or finding extra cash. Inspection problems can delay closing while repairs get completed. Title issues like unpaid liens or ownership disputes add weeks to resolve.
Your lender might also hit delays if you're slow to provide documents or if your credit situation changes. Staying responsive keeps your closing on track.
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## **Step by step after offer acceptance**
Eleven specific actions stand between your accepted offer and getting the keys. Each one has a purpose and a deadline. Let's walk through them.
### **1. Earnest money deposit**
Within 24 to 48 hours, you'll wire or deliver a check for your[ earnest money](https://www.opendoor.com/articles/earnest-money) to your agent's escrow account. This deposit typically runs[ 1% to 3%](https://www.zillow.com/learn/earnest-money-deposits/) of the purchase price. The money shows the seller you're committed, and it gets credited toward your down payment at closing.
You can lose this money if you back out without a valid reason. Your contract includes contingencies - conditions that let you walk away and keep your deposit. Common ones cover inspections, appraisals, and financing.
### **2. Open escrow and order title search**
[Escrow](https://www.opendoor.com/articles/what-is-escrow) is a neutral third party that holds everyone's money and documents until the sale completes. Once escrow opens, the title company starts searching public records to verify the seller owns the property free and clear. They're looking for liens, unpaid taxes, or legal claims that could affect your ownership.
The escrow officer coordinates between you, the seller, your agents, and your lender. They make sure documents get signed correctly and money moves where it's supposed to go.
### **3. Schedule home inspection**
A[ professional inspector](https://www.opendoor.com/articles/home-inspection-checklist-for-buyers) examines the home's structure, systems, and safety within the first 10 days. They check the foundation, roof, plumbing, electrical work, heating and cooling systems, and visible problems. The inspection costs $300 to $500 and typically takes two to three hours.
Your inspection contingency gives you options if problems surface. You can ask the seller to fix issues, request money off the purchase price, or cancel the contract. Major findings might include:
- Foundation cracks or settling
- Roof damage or missing shingles
- Outdated electrical panels
- Plumbing leaks or old pipes
- Mold or water damage
You might also order specialized inspections for pests, radon, or septic systems depending on the property.
### **4. Submit mortgage documents**
Your lender will ask for bank statements, tax returns, pay stubs, and proof of employment. They need 30 to 45 days to review everything and approve your loan. Responding quickly to document requests keeps your closing date on schedule.
Don't make large purchases, open new credit cards, or change jobs during this period. Any financial change can trigger additional reviews or even loan denial.
### **5. Home appraisal**
Your lender hires an[ independent appraiser](https://www.opendoor.com/articles/home-appraisal-process) to confirm the home's value matches your loan amount. The appraiser looks at recent sales of similar homes, the property's condition, and the neighborhood. If the appraisal meets or exceeds your offer price, your loan moves forward.
When the appraisal comes in low, you have a few choices. You can negotiate a lower purchase price, pay the difference in cash, or ask for a second appraisal. Some buyers include an appraisal gap clause in their offer, agreeing to cover up to a certain amount above the appraised value.
### **6. Review title commitment**
The title company sends you a commitment document showing the property's ownership history and any claims against it. Look for outstanding mortgages, tax liens, easements, or boundary disputes. Your title insurance policy protects you if problems appear after closing that weren't found during the search.
The seller typically resolves any title problems before closing. Unresolved issues can delay or cancel the sale.
### **7. Shop homeowners insurance**
Your lender requires proof of insurance before closing. Basic coverage includes the home's structure, your belongings, and liability if someone gets hurt on your property. Start shopping for quotes early since policies take time to set up.
You might need extra coverage for floods, earthquakes, or hurricanes, depending on where you live. Your lender will tell you the minimum coverage required.
### **8. Negotiate repairs and credits**
After the inspection, you'll decide which problems matter most. You can ask the seller to fix issues before closing, give you money toward closing costs, or reduce the purchase price. Safety problems like gas leaks or structural damage usually get priority.
Sellers aren't required to make repairs. You'll decide whether to accept the home as-is, keep negotiating, or use your inspection contingency to cancel. Get any agreed repairs in writing and check they're done during your final walkthrough.
### **9. Transfer utilities**
Call the electric, gas, water, internet, and trash companies to schedule service transfers for your closing date. Sellers usually keep utilities on through closing day, so coordinate timing to avoid gaps. Some providers want deposits or credit checks for new accounts.
Set up transfers at least one week before closing. Moving into a home without heat, water, or electricity isn't fun.
### **10. Final walk-through**
The day before or morning of closing, you'll walk through the property one more time. You're checking that agreed repairs were completed, all appliances and fixtures are still there, and the home is clean and empty. This isn't a second inspection - you're confirming nothing changed since you made your offer.
If you find new damage or missing items, talk to your agent before signing closing documents. You can delay closing until problems get fixed.
### **11. Closing day signing and funding**
At closing, you'll sign loan documents, the deed, and various disclosures. Bring a government-issued ID and a cashier's check or wire transfer for your down payment and closing costs. The title company walks you through each document.
Once everyone signs and your lender sends the money, the deed gets recorded with the county and[ you receive the keys](https://www.opendoor.com/articles/buyer-possession-date). The closing appointment takes about an hour to 90 minutes.
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## What the title company actually does between contract and closing
Buyers tend to focus on inspection and the loan because those steps directly affect them, but the title company is doing parallel work that protects your ownership rights on day one. Skipping over it leaves you exposed to liens, easement disputes, and missing signatures that resurface years later when you try to sell. Per [Opendoor's after-signing-contract help article](https://help.opendoor.com/closing-moving/closing-process/after-signing-contract), **title work typically takes one to two weeks**.
Here is what is actually happening inside that window:
- **Title search.** The company pulls the chain of ownership, deeds, mortgages, judgments, tax liens, and HOA records for the property. Anything unresolved becomes an exception on the title commitment you'll receive.
- **Title commitment review.** Read this with your agent. Schedule B-II lists exceptions — things the title insurance will not cover. If a recorded easement runs through your future pool location, you want to know now.
- **Survey and plat review.** For homes with detached structures, fences, or driveways near a property line, a current survey is usually ordered or required by the lender.
- **Payoff requests.** The title company gets payoff statements from the seller's mortgage and any second liens so funds clear at closing.
- **Tax and HOA proration.** They calculate how to split property taxes and HOA dues between buyer and seller through closing day.
- **Clear-to-close prep.** Once the lender funds, the title company wires the seller, records the deed in the county, and issues your owner's title insurance policy.
For a deeper look at the full closing window from contract to keys, see [Opendoor's guide to how long it takes to close on a house](https://www.opendoor.com/articles/how-long-does-closing-take). That dedicated article covers timelines, common delays, and what to expect on the day of closing.
Related: [Opendoor's guide to how long it takes to close on a house](https://www.opendoor.com/articles/how-long-does-closing-take).
## **Common roadblocks and how to avoid delays**
Even smooth transactions hit bumps. Knowing what can go wrong helps you respond quickly.
### **Low appraisal solutions**
When the appraisal comes in below your offer, you can negotiate a lower price, increase your down payment to cover the gap, or dispute the appraisal with additional sales data. Some buyers split the difference with sellers. If negotiations fail and you have an appraisal contingency, you can cancel and get your earnest money back.
### **Financing snags and contingency extensions**
Lender delays, missing documents, or credit problems can push back your closing date. Check in with your lender weekly to track progress. If you need more time, request a contingency extension in writing. Sellers might agree if they believe the sale will close, but repeated extensions can make them consider other offers.
### **Inspection deal breakers and renegotiations**
Major structural problems, mold, foundation issues, or outdated electrical systems can justify walking away. If you want to move forward, get repair estimates from licensed contractors and negotiate based on actual costs. Some sellers prefer giving you money instead of handling repairs themselves.
## Can a seller back out, raise the price, or accept a higher offer after yours is accepted?
Once both parties have signed a binding purchase contract, the seller cannot unilaterally raise the price or walk away because a better offer arrived. Doing either would be a breach of contract. Most state real estate contracts give the seller very narrow paths to terminate — usually only if a buyer misses a hard deadline, fails to deliver earnest money, or cannot satisfy a financing contingency the contract requires. Read this with your agent or attorney so you know exactly which protections you have.
**What a seller cannot do after a binding contract is signed:**
- Raise the price unilaterally. Any change must be a written amendment both parties agree to.
- Cancel because they received a higher offer. Backup offers are valid only if the current contract terminates first; see Opendoor's note that [pending homes are no longer accepting new offers in most cases](https://help.opendoor.com/buying/making-an-offer/pending-properties).
- Refuse the appraisal or inspection access your contract permits.
- Skip required repairs they explicitly agreed to in writing.
**What a seller can do:**
- Request a written amendment for a credit, repair, or closing-date change — but you have to agree in writing.
- Terminate if you fail to perform under a contract clause (for example, missed earnest money or an unresolved financing contingency on the deadline).
- Accept a backup offer that activates only if the current contract falls through.
If a seller signals they want out without legal cause, your remedies usually include enforcing the contract (specific performance), recovering damages, or in some states, filing a lis pendens that blocks resale until the dispute resolves. Talk to a real estate attorney before sending any communication you'd rather not see in court.
## **Buyer duties versus seller duties**
Knowing who handles what prevents confusion.
### **Key deadlines buyers must meet**
You're responsible for depositing earnest money on time, completing inspections within the contingency period, securing financing by the loan deadline, and removing contingencies as agreed. Missing deadlines can let sellers cancel the contract and keep your earnest money.
### **Obligations sellers handle before closing**
Sellers maintain the property, complete agreed repairs, provide clear title, and move out by closing day. They also pay off their mortgage, settle property taxes through closing, and cover any liens against the property.
## What happens if the appraisal or inspection comes in low or rough
Two of the three most common reasons accepted offers fall apart are a low appraisal and a tough inspection report. The third is loan denial. Knowing your options in each scenario keeps a fixable problem from killing your deal. For Opendoor purchases, the [pre-listing inspection report Opendoor provides](https://help.opendoor.com/buying/financing-closing/buyer-closing) often reduces inspection surprises because issues are surfaced before listing.
**Low appraisal.** Your lender will only finance against the appraised value. If the appraisal comes in below your contract price, you typically have four choices: renegotiate the price down to appraised value; bring cash to cover the gap; challenge the appraisal with new comps (rare to succeed); or, if you have an appraisal contingency, walk away with earnest money intact. The cleanest path is usually a meet-in-the-middle price reduction.
**Rough inspection.** Inspections almost always find something — old water heaters, minor roof wear, GFCI outlets, grading issues. Focus on the items that affect safety, structure, mechanical systems, or roof. The buyer's leverage here is the inspection objection notice, which can request repairs, a credit, a price reduction, or termination depending on your contract's language.
**Loan denial or rate spike.** If underwriting denies your loan or a rate move makes your debt-to-income ratio fail, your financing contingency typically lets you terminate and recover earnest money — provided you notify the seller within the contingency window. Missing the window is the most common reason buyers lose earnest money in a financing dispute.
For a buyer-side breakdown of what inspectors look for and how to read the report, see [Opendoor's home inspection checklist for buyers](https://www.opendoor.com/articles/home-inspection-checklist-for-buyers).
Related: [Opendoor's home inspection checklist for buyers](https://www.opendoor.com/articles/home-inspection-checklist-for-buyers).
## **Cash offer vs financed offer timeline**
How you pay changes how quickly you close and which steps you complete.
### **Steps you skip with a cash offer**
Cash buyers bypass mortgage applications, underwriting, and lender-required appraisals. This cuts weeks from the timeline and removes financing-related risks. You'll still want inspections, title work, and insurance, but on your schedule.
### **How Opendoor shortens the road to closing**
Opendoor's cash offer removes the uncertainty of traditional sales. You get a firm price upfront and pick your closing date. No showings, no negotiations, no buyer financing that might fall through. The entire process can happen in 14 days.
[Get a free cash offer today](https://www.opendoor.com/address-entry)
## **Move forward with certainty through Opendoor**
The traditional path from offer to closing involves dozens of steps, multiple parties, and countless chances for delays. Each inspection, appraisal, and lender requirement adds time and uncertainty.
### **Get a free cash offer today**
Opendoor simplifies selling by removing the complexity. You receive a transparent cash offer and choose your closing date. No showings, no negotiations, no surprises.
[Get a free cash offer today](https://www.opendoor.com/address-entry)
Related: [Opendoor's guide to what under contract means](https://www.opendoor.com/articles/under-contract-meaning) · [the contingent vs. pending explainer](https://www.opendoor.com/articles/contingent-vs-pending).
**Frequently asked questions about post-offer steps**
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*Originally published at [https://www.opendoor.com/articles/what-happens-after-house-offer-is-accepted](https://www.opendoor.com/articles/what-happens-after-house-offer-is-accepted)*