You submitted an offer.
The seller accepted.
Now what?
For first-time buyers in Montgomery County, Philadelphia, Bucks County, and surrounding areas, the period between acceptance and closing can feel confusing and stressful. I’m Shaina McAndrews, team leader at eXp Realty and founder of MontCoLiving, and my team walks buyers through each step so nothing falls through the cracks.
Here is exactly what happens after your offer is accepted in Pennsylvania.
Step 1: Earnest Money Deposit
Shortly after acceptance, you send your earnest money deposit as outlined in your Agreement of Sale.
The deposit is usually held in an escrow account by the listing brokerage or title/settlement company.
It shows the seller that you are serious and committed to the purchase.
At closing, this money is credited toward your down payment and/or closing costs, not an extra fee.
Missing this deadline or not sending funds correctly can put you in default, so timing and accuracy matter.
Step 2: Schedule Inspections
Most Pennsylvania offers include an inspection contingency with strict timelines. During this period, you schedule:
General home inspection
Radon test
Termite/Wood-destroying insect inspection
Sewer or camera inspection (often recommended for older homes or certain areas)
Radon is common in many parts of Montgomery County and the surrounding region, which is why testing is strongly recommended.
After inspections, we review the reports and decide whether to:
Request repairs
Ask for a credit or price reduction
Proceed as-is
Walk away if issues are too significant and the contract allows
This is where strong representation and negotiation protect you from expensive surprises later.
Step 3: Mortgage Application and Underwriting
Once your offer is accepted, your lender moves from “pre-approval” into full loan application and underwriting.
Underwriting reviews:
Income and employment documentation
Credit history and scores
Bank statements and assets
The specific property details and contract terms
During this phase, avoid:
Opening new credit cards or auto loans
Making large unexplained deposits or withdrawals
Changing jobs without discussing it with your lender
Large purchases (furniture, cars, etc.) on credit
Even small financial changes can delay or jeopardize your approval. Keep your finances as stable and predictable as possible until after closing.
Step 4: Appraisal
Your lender orders an appraisal to confirm that the property value supports the loan amount.
If the home appraises at or above the purchase price, you move forward normally.
If the appraisal comes in below the purchase price, options may include:
Renegotiating the purchase price
Adjusting or removing seller assist/credits
Bringing additional cash to cover the gap
Canceling under your appraisal contingency (if applicable)
A smart offer strategy upfront can help reduce appraisal risk, especially in competitive markets where homes may sell above list price.
Step 5: Loan Conditions and Clear to Close
As underwriting works through your file, you may receive conditional approval, which means you’re approved subject to a few outstanding items (updated documents, explanations, or verifications).
Once all conditions are satisfied, your lender issues a “clear to close.”
You will receive a Closing Disclosure at least three business days before closing.
This document outlines your final loan terms, monthly payment, interest rate, and exact cash needed to close.
You should review it carefully with your agent and lender to make sure everything matches what you were expecting.
Step 6: Final Walkthrough
Within 24 hours (typically) before closing, you complete a final walkthrough of the property.
During the walkthrough, we confirm that:
Any agreed-upon repairs have been completed
The property is in substantially the same condition as when you went under contract
Fixtures and inclusions (appliances, light fixtures, etc.) remain as agreed
The home is empty and broom-clean unless otherwise negotiated
If there are issues, we address them before you sign, not after.
Step 7: Closing Day in Pennsylvania
Closing day is when ownership officially transfers to you.
At closing, you will:
Sign final loan and title documents
Provide certified funds or confirm your wire for the remaining cash to close
Review and sign settlement statements and disclosures
Officially transfer title into your name
Once everything is signed and funds are disbursed, you receive your keys and become a homeowner.
How Long Does This Process Take in PA?
Most financed Pennsylvania transactions close within 30 to 45 days from offer acceptance, depending on:
Lender timelines
Appraisal scheduling and results
Inspection negotiations
Title search and any issues that need resolving
Cash purchases can close faster, sometimes in 2–3 weeks, because there is no mortgage underwriting. Delays usually come from financing conditions, appraisal complications, or title issues—having an experienced team helps minimize these risks.
Frequently Asked Questions
How long after an offer is accepted do you close in PA?
Most purchases close in about 30–45 days, depending on financing, appraisal, and title timelines.
Can I back out after inspections?
Yes, if your contract includes inspection contingencies and you follow the agreed timelines and procedures. Your options may include negotiating, accepting as-is, or terminating.
What happens if the appraisal comes in low?
You may renegotiate price or terms, adjust credits, bring extra cash, or cancel under your appraisal contingency, depending on how your offer was structured.
When do I get the keys?
In most cases, you receive the keys at closing after all documents are signed and funds have been disbursed.
Why Representation Matters After Acceptance
Once your offer is accepted, you’re only halfway there. Between contract and closing, buyers navigate:
Inspection scheduling and negotiations
Appraisal risk and strategy
Underwriting conditions and documentation
Title and closing coordination
Strict deadlines and legal timelines
This is where inexperience can cost time, money, and peace of mind. The right representation keeps you protected and on track from “accepted” to “closed.”
Why Work With Shaina McAndrews?
My team provides:
Clear, written timeline management from day one
Trusted inspector and lender recommendations
Strategic repair and credit negotiations
Appraisal guidance and risk assessment
Consistent communication with title, lender, and the listing side
First-time buyers deserve a process that feels structured, transparent, and protected, not chaotic.
Ready to Start the Process the Right Way?
👉 Schedule your buyer strategy consultation
👉 Curious what homes are selling for in your target neighborhood?
