From Offer to Keys: The Hurdles You’ll Jump Before Closing Day

 🏡 So, you found your dream home, put in an offer, and it got accepted—congrats! 🎉 Time to celebrate, right? Well… not just yet.

If buying a home were a relay race, getting your offer accepted would be like crossing the first hurdle—not the finish line. Between now and closing day, there are a few more obstacles to jump before you’re officially holding those keys in your hand.

But don’t worry! As your real estate guide, I’m here to walk you through exactly what happens after an offer is accepted—so you know what to expect and how to handle each step like a pro.

Let’s break it down! 👇

🏁 Hurdle #1: The Earnest Money Deposit

👉 What it is: A "good faith" deposit (typically 1-3% of the home price) that shows the seller you’re serious.
👉 Why it matters: This money is credited toward your purchase at closing—but if you back out for a reason not covered in your contract, you might lose it.

📌 Pro Tip: Make sure you understand your contract’s contingencies (more on that next!) so you know when you can get your deposit back if needed.

🚧 Hurdle #2: The Inspection & Negotiation Stage

👉 What happens: A home inspector checks for any major issues—roof problems, plumbing leaks, electrical concerns, etc.
👉 Your options: If problems arise, you can negotiate repairs, ask for a credit, or (if it’s really bad) walk away.

📌 Pro Tip: No home is perfect, but don’t panic! Focus on big-ticket repairs (like foundation or HVAC issues) rather than cosmetic fixes.

📑 Hurdle #3: The Appraisal (a.k.a. "Is This Home Really Worth It?")

👉 What it is: If you’re getting a mortgage, your lender will order an appraisal to make sure the home is worth the amount they’re loaning you.
👉 Potential issue: If the appraisal comes in lower than your offer, your loan won’t cover the full amount.

Your options if the appraisal is low:
✔ Negotiate with the seller to lower the price
✔ Cover the difference yourself
✔ Challenge the appraisal (not common, but possible)

📌 Pro Tip: Appraisal gaps can be tricky! Having an agent (like me 😉) who knows how to navigate them can make a huge difference.

🏦 Hurdle #4: The Loan Finalization (a.k.a. Don’t Make Any Big Purchases!)

👉 What happens: Your lender does a final check of your finances before approving your mortgage for closing.
👉 The biggest mistake buyers make: Making big financial changes (like buying a car or opening a new credit card). This can mess up your loan approval!

📌 Pro Tip: Until you have the keys, don’t:
❌ Buy a car 🚗
❌ Open new credit accounts 💳
❌ Quit your job 💼

📜 Hurdle #5: Reviewing the Closing Disclosure

👉 What it is: A document that outlines your final loan terms, closing costs, and monthly payment—you’ll receive it at least 3 days before closing.
👉 What to check: Make sure all numbers match what you expected (especially your loan terms and cash-to-close amount).

📌 Pro Tip: If anything looks off, speak up immediately! Fixing mistakes at the last minute can delay closing.

🎉 The Final Hurdle: Closing Day!

👉 What happens: You’ll sign a lot of paperwork, submit your final payment, and—once everything is processed—you’ll get your keys! 🏡✨

What to bring to closing:
✅ A government-issued ID
✅ Your final payment (wired or cashier’s check)
✅ A hand ready to sign… a lot of documents ✍️

📌 Pro Tip: The process can take 1-2 hours, but don’t rush! If anything doesn’t make sense, ask questions before signing.

🎊 From Offer to Keys: You Made It!

Buying a home isn’t just about finding the one—it’s about navigating the steps between offer and closing with confidence. And when you have an agent who keeps you informed, prepared, and stress-free, you’ll be holding those keys before you know it!

💬 What part of the home buying process confuses you the most? Drop a comment or send me a message (jwalke@tudorsquare.com)—I’d love to help!

And if you found this helpful, stick around—there’s plenty more real estate wisdom coming your way. 😉