What Happens After You Accept an Offer? A Seller's Guide
So you accepted an offer on your home. Congratulations! The hardest part is behind you — but there is still a lot of work ahead before you hand over the keys. Whether this is your first sale or your fifth, knowing exactly what happens from "offer accepted" to closing day can reduce stress, prevent surprises, and help you stay in control. Here is a step-by-step guide to everything that comes next.
Congratulations - You Accepted an Offer
Finding the right buyer and agreeing on a price is a huge milestone. You did the hard work of preparing your home, getting it in front of the right buyers, and negotiating terms that work for you. Take a moment to feel good about that.
But the deal is not done yet. From here, you enter what real estate professionals call the "escrow period" — typically 30 to 45 days in California — during which the buyer does their due diligence, the property is appraised, inspections are completed, and all contingencies are addressed before the final closing.
Here is the good news: You do not have to navigate this alone. As your listing agent, I manage the timeline, coordinate with all the parties involved, and keep you informed every step of the way. Think of me as your guide through the escrow process — I make sure nothing falls through the cracks.
Escrow Opens
Once your offer is accepted and signed by all parties, the very next step is to open escrow. Escrow is a neutral third-party service that holds all the funds and documents related to the transaction until every condition of the sale is met. Think of escrow as the referee — they do not take sides, but they make sure both parties fulfill their obligations before money and property change hands.
The escrow officer's role includes:
- Opening the escrow account and providing instructions to all parties
- Ordering the preliminary title report to verify the property's ownership and identify any liens
- Coordinating with the buyer's lender, title company, and both real estate agents
- Preparing the final settlement statement showing all costs, credits, and proceeds
- Recording the deed and disbursing funds at closing
In California, the standard escrow period is 30 to 45 days, though shorter or longer timelines can be negotiated. Your purchase agreement will specify the exact close of escrow date.
Buyer's Due Diligence Period
Once escrow opens, the buyer's due diligence period begins. This is the time when the buyer investigates the property to make sure they are making a sound investment. In California, this period typically lasts 7 to 17 days depending on what was negotiated in the purchase agreement.
Home Inspection
The buyer will hire a licensed home inspector to examine the property from foundation to roof. The inspection covers structural components, electrical, plumbing, HVAC, roofing, and more. You as the seller should make sure the property is accessible — unlock gates, clear access to the attic and crawl spaces, and ensure utilities are on.
Additional Inspections
Depending on the property, the buyer may also order specialized inspections: termite/pest inspection, roof inspection, chimney inspection, pool/spa inspection, sewer line scope, mold testing, or radon testing. These are typically at the buyer's expense.
Appraisal
If the buyer is financing, their lender will order an appraisal to confirm the property is worth the purchase price. The appraisal is separate from the home inspection and focuses on market value, not condition.
Buyer's Loan Approval
The buyer will also be working through their mortgage approval process during this time — submitting documents, securing rate locks, and obtaining final loan approval. This is where an experienced agent's coordination with the lender really matters.
What you need to provide as a seller: Your agent will ask you to complete a Seller Property Questionnaire (SPQ) or Transfer Disclosure Statement (TDS), which discloses known issues with the property. California law requires sellers to disclose material facts that could affect the property's value or desirability. Full transparency protects you legally and builds trust with the buyer.
Inspection Negotiations
After inspections are complete, the buyer will typically submit a Request for Repairs — a list of items they want fixed or credits they want to offset the cost of repairs. This is one of the most common points of negotiation after the offer is accepted.
How to handle inspection findings: Not every request needs to be granted. Here is how I guide my sellers through this process:
Safety items come first
Electrical hazards, gas leaks, plumbing issues, or structural concerns are typically worth addressing. These matter to the buyer's lender, too.
Normal wear and tear is not a defect
Know when to push back
If the buyer is asking for upgrades, cosmetic changes, or items that were clearly visible when they made their offer, you can say no. I help you distinguish between legitimate concerns and buyer's remorse.
Consider a credit instead of repairs
Sometimes it is easier to offer a credit at closing than to coordinate repair work. This lets the buyer handle the repairs themselves after closing.
"My strategy is simple: protect your bottom line without killing the deal. I evaluate every repair request through the lens of what keeps the transaction moving forward while making sure you are not taken advantage of. Not every inspection finding is a dealbreaker, and not every request deserves a yes."
Appraisal
The appraisal is the lender's way of making sure the property is worth what the buyer is paying. An independent, licensed appraiser will visit the property, compare it to recent sales of similar homes in your area, and produce a valuation report.
What happens if the appraisal comes in low? This is one of the most stressful scenarios for sellers, but it does not have to sink the deal. If the appraised value is lower than the agreed purchase price, you have several options:
- Lower the sale price to match the appraised value
- Ask the buyer to make up the difference in cash if they have the funds and desire
- Meet in the middle — split the difference
- Challenge the appraisal if there are errors in the report or the comps used were not truly comparable
- Cancel the deal if neither side can bridge the gap (only if the appraisal contingency is still active)
How I prepare you for this: I price your home strategically from day one using AI-powered market analysis and comparable sales data. When the list price is supported by real market data, the appraisal usually follows. And if an issue does come up, I step in with data, comps, and negotiation experience to resolve it.
Contingency Removal
Contingencies are conditions that must be met for the sale to proceed. Think of them as the buyer's "way out" if something goes wrong. The three most common contingencies are:
- Inspection Contingency: Allows the buyer to back out or renegotiate based on inspection findings
- Appraisal Contingency: Allows the buyer to back out if the home appraises below the purchase price
- Loan Contingency: Allows the buyer to back out if they cannot secure financing
When the buyer formally removes their contingencies in writing, they are committing to the purchase. After contingency removal, the buyer's deposit (earnest money deposit) is typically at risk if they walk away without a valid contractual reason. This is the point of no return — and the point where you can breathe a little easier.
In California, contingency removal happens at specific deadlines written into the purchase agreement. I track every date and make sure nothing slips through.
Final Walkthrough
Typically within a few days of closing, the buyer has the right to do a final walkthrough of the property. This is not a second inspection — it is a confirmation that the property is in the same condition it was in when the offer was accepted (with normal wear and tear) and that any agreed-upon repairs have been completed.
What buyers look for at the final walkthrough:
- All included items are still in place (appliances, window coverings, etc.)
- No new damage has occurred since the last visit
- Repairs from the inspection period were completed properly
- Systems (HVAC, plumbing, appliances) are functioning
- The property is reasonably clean and free of debris
How to avoid last-minute problems: Leave the property in the same condition it was shown. Complete agreed-upon repairs with receipts. Remove all personal belongings and trash. Make sure all utilities are still on (they will be needed for final testing). A clean, well-presented home at walkthrough sets a positive tone for the closing.
Closing Day
Closing day is when the sale officially becomes final. Here is what happens:
Signing Documents
You will sign the deed transferring ownership to the buyer, the settlement statement (HUD-1 or Closing Disclosure), and various escrow and title documents. Many closings in California can be done via mobile notary or e-signature — you may not even need to visit an office.
Getting Your Proceeds
Your sale proceeds (the sale price minus the remaining mortgage payoff, commissions, escrow fees, title insurance, transfer taxes, and any credits to the buyer) are disbursed by escrow. Funds are typically wired to your account or sent by check within 24 hours of recording.
Handing Over the Keys
Once the deed is recorded at the county recorder's office, ownership officially transfers to the buyer. At that point, the keys are handed over — either through your agent, escrow, or left for the buyer at the property. Check your purchase agreement for the exact time of possession (typically upon recording, or by 5:00 PM on closing day).
Common Delays and How to Avoid Them
Even well-structured transactions can hit bumps. Here are the most common delays I see, and how I help sellers avoid them:
Loan Issues
The buyer's financing can fall through if they lose their job, have credit changes, or the lender demands additional documentation. I vet the buyer's pre-approval upfront and stay in close contact with their loan officer throughout the process so we see problems coming before they become crises.
Title Problems
Liens, unpaid property taxes, boundary disputes, or easement issues can delay or derail a closing. The title company searches for these early in escrow, and I work with the title officer and your attorney to resolve them quickly.
Inspection Surprises
A major inspection finding (roof damage, foundation issues, mold, electrical hazards) can trigger renegotiation or a buyer backing out. I help you address these honestly and strategically — sometimes a pre-listing inspection can identify issues before the buyer's inspector finds them, giving you more control.
Appraisal Gaps
As discussed above, a low appraisal can stall the deal. I price strategically using real market data and present a strong comp package to the appraiser to avoid this.
Document Errors
Missing signatures, incorrect names, or incomplete disclosures can push the closing date. I double-check every document and coordinate with escrow well ahead of the deadline.
How I keep things on track: I do not wait for problems to show up. I check in with the escrow officer, title company, lender, and buyer's agent weekly (sometimes daily) to make sure every milestone is on schedule. When something does come up, I have the experience and relationships to resolve it fast — not a generic "we'll see what happens" response.
Selling a home is a journey, not a single event. From the moment you accept an offer to the moment you hand over the keys, having an experienced guide who communicates clearly and acts proactively makes all the difference.
If you are preparing to sell your home and want someone who will be with you every step of the way, I would be honored to earn your trust.
Important Note: This guide provides general information about the home selling process in California. Every transaction is unique. Timelines, contingencies, and contractual terms vary depending on your specific purchase agreement. For advice specific to your situation, consult with a licensed real estate professional.
Sam Silver
U.S. Army Veteran · AI-Certified REALTOR® · 22+ Years Experience
Equity Union Real Estate · CalDRE #01412755
Related Topics
Selling Your Home and Want Expert Guidance?
From offer to close, I will be your advocate and guide through every step. Let's talk about your home sale.
Or email Sam directly at Sam@SamSilverHomes.com