What Happens After You Make an Offer? A Clear Guide to the Under-Contract Phase

by Amanda Hagen

The Part Most Buyers Don’t See Clearly

Everyone talks about touring homes and writing offers.
But what actually happens after your offer is accepted?
The “under contract” period can feel like a whirlwind of deadlines if you don’t know what to expect.

This guide breaks it all down.

1. Earnest Money Deposit

Once your offer is accepted, your earnest money is typically delivered within a few business days. It’s held in escrow and applied toward your closing costs or down payment.

2. Inspection Window

You’ll schedule inspections quickly—often within 7–10 business days.
Common inspections include:

Whole-home
Sewer scope
Radon
Well/septic (rural properties)
Specialty inspections (if needed)

You’ll review findings with your agent, and together you’ll decide what repair requests or credits to propose.

3. Negotiation Phase

After inspections, both sides may negotiate repairs, credits, or price adjustments.
This stage is highly strategic and varies depending on:

Market conditions
Time constraints
Property condition

4. Appraisal

If you’re using financing, the lender will order an appraisal.
The appraiser confirms the home’s value aligns with the loan amount.
If it comes in low, your agent will help navigate possible solutions.

5. Loan Underwriting

Lenders verify:

Employment
Income
Assets
Debts
Insurance

They also confirm the home meets safety and condition guidelines.
Buyers often think nothing is happening—but underwriting is busy behind the scenes.

6. Title Review

You’ll receive a preliminary title report to confirm:

Clear ownership
No liens
No restrictions that impact your plans

7. Final Walkthrough & Closing

A few days before closing, you’ll walk through the property to ensure its condition matches what was agreed upon. Then you sign final documents, receive keys, and celebrate your new home.

Why This Matters

Understanding these steps reduces stress, helps you stay proactive, and prevents surprises. Whether you’re buying now or prepping for spring, clarity leads to more confident decisions.