Phase 5 — Under contract
Congratulations — You're in Contract!
We've accepted an offer from [buyer] at $[price], closing on or before [date]. Here's what happens next: the buyer deposits earnest money, then completes inspections, appraisal and loan approval within the contract timelines. Your job is to respond quickly to requests and keep the home in its current condition. We handle the rest.
In-Contract Timeline
A typical escrow runs 30–45 days:
Day 0–3: Escrow opens; buyer deposits earnest money.
Day 1–7: Seller disclosures delivered and signed by buyer.
Day 7–17: Buyer inspections and any repair request.
Day 10–21: Appraisal.
Day 17–21: Buyer removes contingencies.
Final week: Loan documents, buyer's final walk-through, seller signing.
Closing day: Recording, keys, and your proceeds 1–3 business days later.
Important Dates
Please add these to your calendar. We'll track every deadline and remind you before each one.
Acceptance: [date]
Earnest money due: [date]
Disclosures due to buyer: [date]
Inspection contingency: [date]
Appraisal contingency: [date]
Loan contingency: [date]
Final walk-through: [date]
Seller signing: [date]
Close of escrow: [date]
Possession / rent-back ends: [date]
Escrow & Title Contacts
Escrow officer: [name, company, phone, email].
You'll receive instructions directly from escrow, including wire instructions for your proceeds. Always call escrow at a number you already know to verify any wire instructions. Never trust wire changes sent by email.
Inspection Resolution
The buyer's inspections are complete. Here's their request and our recommendation (if applicable). Common options: complete a repair (by licensed contractors, with receipts), give a credit at closing, adjust the price, or decline. We'll aim to keep the deal on track while protecting your net.
Appraisal
The buyer's lender has ordered an appraisal; the appraiser will contact us for access on [date]. We'll meet them with a package of comparable sales and your upgrades. If the value comes in short, we will discuss our options we'll walk through it together.
Closing Instructions
As closing nears:
Sign the escrow instructions and grant deed (in person or with a mobile notary).
Bring a valid photo ID to signing.
Keep homeowner's insurance in force until the sale records.
Schedule utility shut-offs for the day after closing.
Leave all keys, garage remotes, gate fobs, codes and appliance manuals.
Leave the home broom-clean, with all personal items removed.
Proceeds are typically wired 1–3 business days after recording.
Your 30-Day Moving Checklist
A week-by-week plan for the move: booking movers,
change of address, utilities and internet, packing in stages, and moving day. Print it and tape it to the fridge.
Phase 5 — After Closing
Congratulations — You're Closed!
Your sale recorded on [date].
Thank you for trusting us with your home. Your proceeds are on their way, and copies of your final documents will be uploaded here for your records.
Keep These for Taxes
Save your final settlement statement, your original purchase documents, and receipts for improvements. They help determine your capital gain. Married couples who lived in the home 2 of the past 5 years may exclude up to $500,000 of gain ($250,000 single). Talk with your CPA about your situation.
We're Still Here for You
Most agents disappear after closing. We don't. You'll get an annual home value update, trusted vendor referrals (plumbers, electricians, contractors, designers), and help whenever life changes. We're a call away.
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