Day 1: Your offer is accepted. Day 45: You get your keys. What happens in between can make or break your home purchase. Miss one deadline, overlook one document, or misunderstand one requirement, and your dream home slips away.
This day-by-day guide maps every milestone, reveals what happens behind the scenes, and provides the checklist that ensures nothing falls through the cracks.
The Big Picture: Understanding the Timeline
Standard closing timeline: 30-45 days
- Cash purchases: 7-14 days
- FHA/VA loans: 30-45 days
- USDA loans: 45-60 days
- New construction: 60-180 days
Every timeline assumes no delays. Reality? 36% of closings are delayed. Let's ensure yours isn't one of them.
Days 1-3: The Sprint Start
Day 1: Offer Accepted
What Happens:
- Purchase agreement fully executed
- Clock starts on all contingencies
- Earnest money deadline triggered
Your Actions:
- ✓ Celebrate (briefly)
- ✓ Review contract deadlines
- ✓ Alert your lender immediately
- ✓ Schedule home inspection
Insider Tip: Book inspection TODAY. Good inspectors are booked 1-2 weeks out.
Day 2: Earnest Money Due
Critical Deadline: Usually 24-48 hours after acceptance
Your Actions:
- ✓ Wire earnest money (1-3% of purchase price)
- ✓ Get receipt confirmation
- ✓ Never hand cash to anyone
Warning: Missing this deadline can void your contract immediately.
Day 3: Loan Application Official
What Happens:
- Formal loan application submitted
- Initial disclosures sent
- Processing begins
Your Actions:
- ✓ Complete loan application
- ✓ Provide all requested documents
- ✓ Pay appraisal fee ($500-800)
Avoid the mistakes in our Pre-Approval guide during this critical phase.
Days 4-10: The Inspection Period
Days 4-7: Document Collection
Lender Requests (typical):
- 2 months bank statements
- 2 years tax returns
- 30 days of pay stubs
- Driver's license and SSN card
- Explanation letters for anything unusual
Pro Tip: Send complete documents immediately. Every delay pushes closing.
Days 7-10: Home Inspection
The Big Day:
- 3-4 hour comprehensive inspection
- You should attend
- Inspector checks 400+ items
- Report within 24-48 hours
Your Decision Tree:
- Minor issues → Request repairs or credits
- Major issues → Negotiate or walk away
- Deal breakers → Exercise inspection contingency
Know what's negotiable in our Inspection Red Flags guide.
Day 10: Inspection Negotiation Deadline
Critical Decision:
- Request repairs
- Ask for credit at closing
- Accept as-is
- Walk away (get earnest money back)
Statistics: 88% of buyers request repairs. Average credit: $2,500.
Days 11-20: The Appraisal Phase
Days 11-14: Appraisal Scheduled
Behind the Scenes:
- Lender orders appraisal
- Appraiser contacts listing agent
- Site visit scheduled
Your Actions:
- Nothing required
- Seller prepares home
- You wait anxiously
Days 15-18: Appraisal Conducted
What Appraiser Evaluates:
- Home condition and features
- Square footage verification
- Comparable sales analysis
- Neighborhood factors
- Market conditions
Timeline: Report usually within 7-10 days
Days 18-20: Appraisal Results
Three Possible Outcomes:
1. At/Above Value (70% of cases):
- Proceed to underwriting
- No action needed
2. Below Value (20% of cases):
- Negotiate price reduction
- Bring extra cash
- Split the difference
- Walk away (contingency)
3. Subject to Repairs (10% of cases):
- Repairs required before closing
- Re-inspection needed
- Potential delays
Different loan types handle this differently—see our guides on FHA, VA, and USDA loans.
Days 21-28: Underwriting Deep Dive
Days 21-24: Initial Underwriting
What's Happening:
- Underwriter reviews everything
- Credit re-pulled
- Employment verified
- Assets confirmed
Common Conditions Requested:
- Letter explaining credit inquiries
- Source of large deposits
- Updated pay stub
- Proof of insurance
Critical Rule: DO NOT make any financial changes now!
Days 25-27: Conditional Approval
The "Clear to Close" Hunt:
- Satisfy all conditions
- Provide explanations
- Submit final documents
Your Speed Matters: Every day you delay responding adds a day to closing.
Day 28: Clear to Close!
The Golden Moment:
- All conditions satisfied
- Loan fully approved
- Closing scheduled
- Final numbers calculated
Warning: Still don't buy furniture or change jobs!
Days 29-30: The Final Sprint
Day 29: Final Walk-Through
Your Last Chance to Verify:
- Repairs completed
- No new damage
- Appliances still there
- Home in agreed condition
- All systems functioning
Red Flags:
- Missing appliances
- New damage discovered
- Repairs not completed
- Evidence of water damage
Options if Issues Found:
- Delay closing for fixes
- Escrow funds for repairs
- Credit at closing
- Walk away (rare)
Day 30: Closing Day!
The Big Day Schedule:
Morning: Final Preparations
- Review Closing Disclosure (received 3 days prior)
- Get cashier's check or wire funds
- Bring required documents
- Take day off work (2-3 hours needed)
At Closing:
- Sign 50-125 documents
- Review each page briefly
- Ask questions freely
- Verify numbers match disclosure
- Hand over down payment
After Signing:
- Funding occurs (same day or next)
- Recording at county
- Keys delivered!
- You're officially a homeowner
The Complete Closing Checklist
Week 1 Checklist
- ☐ Earnest money delivered
- ☐ Loan application complete
- ☐ Home inspection scheduled
- ☐ Insurance shopping begun
- ☐ All documents to lender
Week 2 Checklist
- ☐ Inspection completed
- ☐ Repair negotiations done
- ☐ Appraisal ordered
- ☐ Title work started
- ☐ Insurance selected
Week 3 Checklist
- ☐ Appraisal received
- ☐ Any value issues resolved
- ☐ Underwriting conditions addressed
- ☐ Insurance bound
- ☐ Title cleared
Week 4 Checklist
- ☐ Clear to close received
- ☐ Closing scheduled
- ☐ Funds ready for closing
- ☐ Final walk-through done
- ☐ Moving scheduled
Closing Day Checklist
- ☐ Photo ID (2 forms)
- ☐ Cashier's check or wire confirmation
- ☐ Proof of insurance
- ☐ Any required documents
- ☐ Checkbook for small adjustments
Common Delays and How to Avoid Them
Delay #1: Document Issues (25% of delays)
Problem: Missing pages, illegible scans, expired documents
Solution: Send complete, clear PDFs immediately
Delay #2: Appraisal Problems (20% of delays)
Problem: Low value, condition issues, missing comps
Solution: Price realistically, know your market
Delay #3: Title Issues (15% of delays)
Problem: Liens, boundary disputes, name discrepancies
Solution: Order title search immediately
Delay #4: Loan Conditions (15% of delays)
Problem: Cannot satisfy underwriter requirements
Solution: Respond same-day to all requests
Delay #5: Buyer Changes (10% of delays)
Problem: Job change, new credit, large purchases
Solution: Freeze all financial activity
Special Timelines by Loan Type
FHA Timeline Specifics
- Appraisal more detailed
- Condition requirements stricter
- Allow 35-45 days minimum
- Repairs may be required
Details in our FHA guide.
VA Timeline Specifics
- Certificate of Eligibility needed
- VA appraisal required
- Allow 30-40 days
- Tidewater process possible
Full process in our VA guide.
USDA Timeline Specifics
- Two-step approval process
- USDA office final approval
- Allow 45-60 days
- Rural development review
Expectations in our USDA guide.
Cash Purchase Timeline
- No loan contingency
- Proof of funds required
- Can close in 7-14 days
- Title still needed
The Money Timeline
When You Pay What:
- Day 1-2: Earnest money (1-3%)
- Day 3-5: Inspection ($400-800)
- Day 3-5: Appraisal ($500-800)
- Week 2-3: Insurance binder (varies)
- Closing: Down payment + closing costs
When You Can't Touch Money:
- From application to closing
- No large deposits
- No large withdrawals
- No moving money between accounts
Balance this with your Emergency Fund needs.
Communication During Closing
Your Team and Roles:
- Loan Officer: Your main contact
- Processor: Document collector
- Underwriter: Decision maker (no direct contact)
- Real Estate Agent: Process coordinator
- Title Company: Closing facilitator
Response Time Expectations:
- Lender requests: Same day
- Repair negotiations: 24-48 hours
- Contract changes: Immediately
- Final walk-through issues: Before closing
Final Week Countdown
T-Minus 7 Days:
- Confirm closing date/time
- Calculate final funds needed
- Schedule final walk-through
- Arrange time off work
T-Minus 3 Days:
- Receive Closing Disclosure
- Review all numbers
- Question any discrepancies
- Arrange wire or cashier's check
T-Minus 1 Day:
- Final walk-through
- Pack closing documents
- Confirm wire sent
- Get good night's sleep
Closing Day:
- Bring IDs and checkbook
- Read before signing
- Get copies of everything
- Get your keys!
Post-Closing: Days 31+
Immediate After Closing:
- Change locks
- Transfer utilities
- Update address everywhere
- File homestead exemption
First Month:
- First mortgage payment (skip month usually)
- Set up autopay
- Create home maintenance fund
- Keep all closing documents
Budget for ongoing costs with our Hidden Costs guide.
When Things Go Wrong
Closing Delayed:
- Rate lock expiration risk
- Temporary housing needs
- Moving company rescheduling
- Seller cooperation required
Loan Denied Last Minute:
- Backup financing options
- Earnest money at risk
- Seller damages possible
- Start over with new lender
Title Problems Discovered:
- Seller must clear
- Title insurance critical
- Closing delayed
- Deal might die
The Psychology of Closing
Expect These Emotions:
- Week 1: Excitement and panic
- Week 2: Inspection anxiety
- Week 3: Appraisal stress
- Week 4: Impatience and worry
- Closing: Relief and joy
Buyer's remorse is normal. Trust your initial decision.
Your Closing Success Formula
- Respond immediately to all requests
- Don't change anything financial
- Communicate constantly with your team
- Stay organized with documents
- Plan for delays but work to avoid them
- Keep cash reserves for surprises
- Trust the process but verify everything
The Bottom Line on Closing
The 30-45 days from offer to closing are intense but manageable with proper preparation. Every deadline matters, every document counts, and every decision affects your timeline.
Most importantly: You're not alone. Your agent, lender, and title company have done this hundreds of times. Follow this timeline, use our checklist, respond quickly to requests, and you'll navigate smoothly to closing day.
Ready to start your journey? Begin with our Mortgage Calculator to know your numbers, understand true affordability, and avoid the pre-approval mistakes that derail closings.
In 30-45 days, you'll hold the keys to your new home. Let's make sure nothing stops that from happening.