Accepting an offer is a major milestone, but it marks the start of a defined timeline to closing, not the finish line. Knowing what to expect during escrow helps the rest of the sale feel far less uncertain.
Want a clear picture of what escrow will actually look like once you accept an offer? Reach out directly and we can walk through the timeline together.
The First Few Days After Acceptance
Once you accept an offer, escrow opens and the buyer typically wires the earnest money deposit within a few business days. This officially starts the clock on the various contingency periods outlined in the contract.
What Sellers Should Verify Right Away
Confirming that escrow has actually opened and that the earnest money has arrived is a simple but important early step. Delays at this stage, while uncommon, are worth flagging immediately rather than assuming everything is proceeding on schedule.
The Inspection Period
The buyer’s inspection contingency period typically opens immediately, and this is generally one of the most active windows of the entire escrow. Sellers should expect to accommodate the buyer’s inspector, and potentially additional specialists, during this time.
What Sellers Should Expect During This Window
Any inspection findings may lead to a request for repairs or credits, which is a normal part of the process rather than a sign something has gone wrong. Having a pre listing inspection already completed, if you chose that route, often makes this stage move more smoothly.
The Appraisal Process
If the buyer is financing the purchase, their lender will order an appraisal during this window as well. The appraiser will need access to the home, generally coordinated in advance similarly to a showing.
What Happens if the Appraisal Comes in Low
If the appraisal comes in below the agreed purchase price, it can affect the buyer’s financing. This often becomes a negotiation point. Buyers and sellers typically resolve it through a price adjustment, a contribution from the buyer, or a formal appraisal dispute process.
Contingency Removal
As the buyer satisfies each contingency, including inspection, appraisal, and loan approval, they formally remove it. This is a significant milestone, since contingency removal generally signals the transaction is moving toward a solid close.
The Final Walkthrough and Your Timeline to Closing
Shortly before closing, the buyer typically conducts a final walkthrough to confirm the property’s condition matches what was agreed upon. Once that is complete and both parties sign the final loan documents, closing occurs and the seller hands over the keys. The Consumer Financial Protection Bureau offers a helpful overview of the closing process for anyone who wants more detail.
Frequently Asked Questions
How long does the timeline to closing typically take after I accept an offer? In California, escrow commonly runs around one to two months from acceptance to closing. The exact timeline can vary based on financing and specific contract terms.
What is the first thing that happens after I accept an offer? Escrow opens and the buyer’s earnest money deposit is typically wired within a few business days, officially starting the various contingency timelines.
Do I need to be present for the buyer’s inspection? Not typically, though you should expect to accommodate access for the inspector and coordinate around the scheduled time.
What happens if the buyer’s inspection finds issues? This is a normal part of the process. The buyer may request repairs or credits, which becomes a negotiation point rather than an automatic problem.
How does the appraisal process work as a seller? Your buyer’s lender’s appraiser, hired on the buyer’s behalf, will need access to your home, generally coordinated similarly to a scheduled showing.
What does contingency removal actually mean? It means the buyer has formally confirmed satisfaction with that specific part of the transaction, whether inspection, appraisal, or loan approval. This is a meaningful sign the sale is moving toward closing.
What happens during the final walkthrough? The buyer confirms the property’s condition matches what was agreed upon in the contract, generally within a day or two of the scheduled closing date.
When do I actually receive my proceeds from the sale? Typically shortly after closing is officially recorded, though the exact timing can vary by escrow company and transaction specifics.
What could cause delays during this process? Slow responses to lender document requests, scheduling delays for inspections or appraisals, and unresolved negotiation points are among the most common causes of delays.
How do I know what to expect for my specific escrow timeline? Reach out directly and we can walk through what your specific escrow transaction timeline is likely to look like once you are ready to accept an offer.
Final Thoughts on Your Closing Timeline
Understanding the escrow process in advance turns what can feel like an uncertain waiting period into a clear, manageable sequence of expected steps. That is the real value of knowing your timeline to closing before you accept an offer.
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Jennifer Thomas and Ian Wilfert are Huntington Beach real estate partners at Seven Gables Real Estate, serving buyers and sellers across Huntington Beach and Orange County. Jennifer Thomas is a Huntington Beach real estate broker with 40 years of experience, over 1,100 closed transactions, and a reputation as one of Orange County’s most trusted listing agents and senior relocation specialists. Ian Wilfert specializes in first time home buyers, guiding clients through every step of the buying process in Huntington Beach and surrounding Orange County communities. Together Jennifer and Ian bring decades of established market knowledge and first time buyer expertise to every client they serve in Huntington Beach and Orange County. Contact Ian at ianw@sevengables.com or 714-887-9560. Visit ianwilfert.com. Jennifer Thomas DRE 00931959 | Ian Wilfert DRE 02096787.
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