Most buyers describe the time between contract and closing the same way: a lot of waiting, a few urgent emails, and no idea what's happening in between.

It doesn't have to feel like that. Here's the whole window, broken down. Timelines vary by loan and market, but this is the path most of my clients follow.

Day 0: offer accepted

  • Your agent sends me the signed purchase contract.
  • I update your file with the exact price, terms and closing date.
  • We confirm your earnest money deposit, which is usually due within a few days.

Days 1–3: Loan Estimate and intent to proceed

  • You receive your official Loan Estimate within 3 business days of application.
  • You review it and sign an intent to proceed.
  • If you want to lock your rate, we talk about timing now.

Your job this week

Wire or deliver your earnest money, schedule your home inspection, and start shopping for homeowners insurance.

Days 3–10: inspection and appraisal

  • Home inspection. Your inspector checks the home's condition. Your agent handles any repair negotiations within your inspection period.
  • Appraisal ordered. I order it through an independent appraisal company. It confirms the home is worth what you're paying.
  • Title search. The title company confirms the seller can legally sell and checks for liens.

Days 7–18: underwriting

Because I underwrite your file up front at pre-approval, this stage is mostly about the property and anything that changed since then. The underwriter reviews:

  • The appraisal and title work
  • Updated pay stubs or bank statements if yours are more than a few weeks old
  • Your homeowners insurance

You may get a short list of conditions: a document to update, a deposit to explain. That's normal. A same-day reply keeps everything on schedule.

Don't open new credit, finance a car or change jobs until after closing. When in doubt, call me first.

Days 18–25: clear to close

  • The underwriter signs off. That's your clear to close.
  • You receive your Closing Disclosure: the final numbers for your rate, payment and cash to close.
  • By law, you get it at least 3 business days before closing. I go through it line by line with you and compare it with your Loan Estimate.
  • The title company confirms your final amount due.

Wire fraud warning

Criminals target home closings with fake wiring instructions. Before you send any money, call the title company at a phone number you already know, not one from an email. If wiring instructions "change," stop and call me.

Days 25–30: walkthrough and closing

  • Final walkthrough. Usually a day or two before closing, you confirm the home's condition and any agreed repairs.
  • Closing day. Bring a government-issued photo ID. You sign the loan documents at the title company, or remotely where allowed.
  • Funding and recording. The loan funds, the deed is recorded, and you get the keys.

What slows closings down

  1. Slow replies to document requests
  2. New debt or large, undocumented deposits
  3. A low appraisal that needs renegotiating
  4. Title issues, like an old lien the seller has to clear
  5. Homeowners insurance bought at the last minute

Most of these are avoidable. The rest, I'll warn you about early so there are no surprises at the closing table.

Want this as a checklist you can tick off? The mortgage roadmap lists what you'll need at each stage.

Figures in this article are illustrative examples, not rate quotes. Your actual rate, mortgage insurance and costs depend on your credit, down payment, property and loan program. This is not a commitment to lend. All loans subject to credit approval and underwriting guidelines. Rates and terms are subject to change without notice.

Start the clock the right way

A full underwritten pre-approval up front means fewer surprises after your offer is accepted. Let’s get yours done before you start shopping.

Start Pre-Approval → See the full roadmap