What Happens After Your Offer Is Accepted: The South Florida Closing Timeline

So you found the home, wrote a strong offer, and the seller said yes. That first rush of excitement is incredible. But then a question hits: what now?

I remember working with a nervous first-time buyer in Delray Beach a few months ago. After her offer on a two-bedroom condo was accepted, she asked me, "Do I just show up at closing with a check?" The answer, thankfully, is no. There is a whole process between here and there, and I walk every single client through it so nothing comes as a surprise. Here is exactly what happens in a typical 30- to 45-day closing timeline in South Florida.

Week 1: Earnest Money, Inspections, and Paperwork

Deposit Your Earnest Money

Within 1 to 3 days of the accepted offer, you deliver your earnest money deposit to the title company or escrow holder. This shows the seller you are committed. In Florida, the Florida Realtors/Florida Bar AS IS Residential Contract for Sale and Purchase spells out exactly when this deposit is due and how it is protected.

Schedule the Home Inspection

This is the most important step of the entire process. Your inspection period is typically 7 to 15 days, and you want to schedule the inspection as soon as possible. A licensed inspector will examine the roof, HVAC system, plumbing, electrical panel, foundation, windows, doors, and more.

In South Florida, the inspection is especially important for two things: termite damage and water intrusion. Both are common in our climate, and both can be expensive to fix. I tell every buyer to pay close attention to the inspector's notes on the AC system age and any signs of past flooding.

The inspection costs $400 to $600. If you want a separate termite inspection (recommended in Florida), that is usually another $100 to $150. Best money you will spend in this whole process.

Review Seller Disclosures

Florida law requires sellers to disclose known material defects. Your agent will review the seller's disclosure statement for any red flags. I always cross-reference the disclosure with the inspection report to make sure nothing was hidden.

Read our guide on making a competitive offer in South Florida.

Week 2: Inspection Results and Negotiations

Receive and Review the Inspection Report

Once the inspection is done, you will get a detailed report with photos and repair estimates. Some issues will be minor (loose faucet, missing light cover). Others can be major (failing AC unit, roof nearing end of life, termite damage).

Negotiate Repairs or Credits

Based on the inspection findings, you can request that the seller:

• Make repairs before closing
• Provide a credit toward your closing costs to cover the repairs yourself
• Reduce the purchase price

This is where having an experienced agent matters most. I recently renegotiated a $6,000 seller credit for a buyer in Boynton Beach because the inspection revealed an AC unit that was 14 years old and past its useful life. The seller agreed because we framed it around the inspection report rather than demanding a price reduction. Small difference in approach, big difference in outcome.

If the seller refuses and the issues are serious, you can walk away within your inspection period and get your earnest money back.

Weeks 2-3: Appraisal and Loan Processing

The Appraisal

Your lender orders an appraisal to make sure the home is worth the loan amount. An independent appraiser visits the property, compares it to recent sales of similar homes in the area, and delivers a value opinion.

If the home appraises at or above your offer price, great. If it appraises below, you have options: renegotiate with the seller, make up the difference with a larger down payment, or walk away (if you have an appraisal contingency, which you should).

In my experience, most homes in South Florida's affordable price range under $400,000 appraise close to the contract price. But it is not guaranteed. I had a property in Lake Worth last year appraise $8,000 below the accepted offer. The seller agreed to come down $5,000 and the buyer put $3,000 more down. The deal went through.

Loan Processing and Underwriting

While the appraisal happens, the lender's underwriting team reviews your file. They will verify your income, employment, assets, and credit. They may ask for additional documents: recent bank statements, pay stubs, tax returns, or a letter explaining a large deposit.

Do not make any big financial moves during this time. No new credit cards. No car loans. No job changes. Lenders recheck your credit right before closing, and a new inquiry or balance change can delay or derail the loan.

Visit our financing page to see which loan programs and down payment assistance options you might qualify for.

Week 3-4: Title Search and Insurance

Title Search

The title company searches public records to make sure the seller actually owns the property free and clear. They check for liens, unpaid taxes, easements, and other claims that could affect your ownership.

You will receive a title insurance policy (required by your lender) that protects you if a title issue surfaces later. In Florida, this is standard and the cost is typically split between buyer and seller depending on local custom.

Homeowners Insurance

You need to secure homeowners insurance before closing. Your lender will require proof of coverage. In South Florida, expect to shop around because rates vary significantly between companies. If the property is in a flood zone, you will also need a separate flood insurance policy through the National Flood Insurance Program or a private carrier.

Flood insurance is something many first-time buyers do not think about until it is almost too late. I always check the FEMA flood map for every property I show so we know going in whether flood insurance will be required. It can add $500 to $2,000+ per year to your costs.

Week 5-6: Final Steps and Closing Day

Closing Disclosure

Three business days before closing, your lender provides the Closing Disclosure. This document lists the final loan terms, monthly payment, and all closing costs. This is your last chance to review the numbers. If something looks off, now is the time to ask.

Final Walkthrough

24 to 48 hours before closing, you do a final walkthrough of the property. You are checking that:

• The home is in the same condition as when you made the offer
• Agreed-upon repairs have been completed
• All included appliances and fixtures are still there
• The seller has moved out (or has a plan to vacate)

If something is wrong, your agent can delay closing until it is addressed.

Closing Day

You will meet at the title company or closing agent's office. Bring a valid government-issued photo ID. You will sign a stack of documents, including the mortgage note, deed, and closing statement. The process takes about an hour.

After signing, the lender funds the loan, the seller receives their proceeds, and the deed is recorded with the county. Congratulations you own a home.

A Real Closing Story From Lake Worth

One of my favorite closings was a first-time buyer in Lake Worth who had been saving for years. We hit a snag two weeks before closing when the appraisal came in $5,000 below the contract price. My buyer was crushed. She thought she would lose the home.

We went back to the seller with the appraisal report and negotiated a $3,500 price reduction. My buyer scraped together the remaining $1,500 by using money she had set aside for moving expenses. On closing day, she walked into the title company nervous. She walked out with keys, tearing up in the parking lot of the title company in Boynton Beach.

That moment is why I do this. The closing process can feel overwhelming, but every step has a purpose and an experienced agent makes sure nothing falls through the cracks.