What Happens After You Accept an Offer? Seller Timeline Explained (Montgomery County PA)
After you accept an offer on your Montgomery County PA home, you enter a structured, deadline‑driven phase where deposits, inspections, appraisal, title work, and loan approval all need to line up—typically over about 30–45 days in 2026. Knowing the steps in order helps you stay ahead of issues instead of reacting to surprises.
Step 1: Earnest Money Deposit
Shortly after both sides sign the Agreement of Sale, the buyer submits their earnest money deposit.
The contract sets the deadline (often a few business days after execution).
Funds are held in escrow by a neutral party such as the listing broker, title/settlement company, or attorney, not by you directly.
The deposit signals serious intent and is usually applied to the buyer’s closing costs or down payment at settlement.
If the buyer properly terminates under a contingency, they may get the deposit back; if they default, the contract will dictate what happens.
Step 2: Home Inspection Period (Typically 7–10 Days)
During the inspection window:
The buyer schedules a home inspection (and sometimes radon, pest, or other specialty inspections).
Inspectors evaluate major systems, structure, and safety items.
The buyer reviews the report and decides whether to request repairs, credits, or proceed as‑is.
Common outcomes:
Buyer accepts the home with no requests.
Buyer requests specific repairs or a seller credit.
Buyer terminates if serious issues emerge and the contingency allows.
Strong prep before listing often reduces friction at this stage.
Step 3: Appraisal (If the Buyer Has Financing)
If the buyer is financing, their lender orders an appraisal to confirm market value.
The appraiser compares your home to recent closings, factoring in size, condition, and location.
If value meets or exceeds the contract price, the loan can move forward smoothly.
If it appraises low, the parties may renegotiate, the buyer may add cash, or the deal may be canceled depending on appraisal contingency terms.
This is where appraisal gap clauses, if included, become important.
Step 4: Mortgage Underwriting
While inspections and appraisal are happening, the lender moves the buyer from pre‑approval to full underwriting.
They verify income, assets, debts, and employment.
They review the appraisal and title report.
They issue a clear‑to‑close when all conditions are satisfied.
For you as the seller, this stage is mostly waiting and responding quickly to any information requests (e.g., HOA docs, utility info) that help keep things moving.
Step 5: Title Work and Municipal Requirements
The title/settlement company works behind the scenes to:
Verify ownership and search for liens, judgments, or other title issues.
Order payoff statements from your mortgage lender(s).
Prepare the deed, seller documents, and settlement statement.
In Montgomery County, some municipalities also require:
Use and Occupancy (U&O) inspections or certificates.
Sewer or other municipal inspections where applicable.
Your agent and title company will identify your township’s specific requirements early so they don’t delay closing.
Step 6: Final Walkthrough
Usually 24–48 hours before closing, the buyer does a final walkthrough.
They check that:
The home’s condition matches what was agreed upon.
Any negotiated repairs are completed.
No new damage has occurred.
Agreed inclusions (appliances, fixtures) are still in place.
Keeping the property clean, functional, and as promised protects you from last‑minute disputes.
Step 7: Settlement Day
On closing day in Pennsylvania:
You sign the deed and seller documents; the buyer signs loan and closing documents.
Funds are transferred: the buyer brings their cash to close, the lender funds the loan, your mortgage is paid off, and any liens are cleared.
The deed is recorded, and once recording/funding are confirmed, keys and possession are delivered per the contract.
If you’re already out of state, remote or mail‑away closing options are often available through the title company.
How Long Does the Contract-to-Closing Phase Take?
For financed buyers in Pennsylvania, the typical contract‑to‑closing window is around 30–45 days, with many local guides citing roughly six weeks as common. Cash deals can sometimes close in 1–3 weeks, depending on title work and logistics.
What Can Delay Closing?
Common causes of delays include:
Inspection disputes or extended repair negotiations.
Low appraisals requiring renegotiation or extra cash.
Buyer financing issues or slow underwriting.
Title problems (liens, boundary issues, estate complications).
Township or U&O documentation delays.
Good preparation, clear communication, and early attention to township requirements help keep things on track.
Want a Clear Plan Before You Even List?
Understanding this timeline before you hit the market makes the whole process feel more predictable.
Start by understanding your home’s value:
👉 Get Your Instant Home Value Here
👉 Then schedule your seller consultation
You can review:
Timeline expectations from listing through closing.
Prep and pricing strategy for your township.
Risk management around inspections, appraisal, and financing.
Estimated net proceeds at closing.
