04/17/2026
Nobody talks about what happens AFTER you’re under contract. Let me change that.
Getting under contract feels like the finish line. It’s not. It’s actually where the real work begins — and where most buyers get caught off guard.
Here’s what actually happens:
1. The Earnest Money Goes In
Right after contract, you’re putting down earnest money. This is real cash that shows the seller you’re serious. If you back out without a valid reason, you could lose it. Know your deadlines.
2. Inspections — Don’t Skip This
You have a window to inspect the property. Use every day of it. Get a general inspector, check for mold, check the roof, the foundation, the HVAC. This is your one chance to really know what you’re buying. What comes out of this can change everything.
3. You Can Renegotiate
If the inspection finds issues, you’re not stuck. You can ask the seller to fix things, reduce the price, or give you a credit. A good agent fights for you here. A bad one just moves you along.
4. The Appraisal
If you’re financing, the lender sends an appraiser. If the home appraises below the purchase price — that’s a problem. You’ll need to renegotiate, cover the gap, or potentially walk away.
5. The Loan Process Gets Real
Your lender is now deep in your finances. Don’t open new credit cards. Don’t buy a car. Don’t change jobs. Anything that moves your finances can kill your loan at this stage.
6. Title Search
A title company checks that the seller actually has the legal right to sell you this property. No liens, no legal issues, nothing hiding in the history of that home.
7. Final Walkthrough
Right before closing you do a final walkthrough. Make sure the home is in the same condition. Make sure agreed repairs were done. This is not optional — do it.
8. Closing Day
You sign. A LOT. Bring your ID, your cashier’s check or wire transfer ready. And then — you get the keys.
Under contract is not the end. It’s the beginning of the most important 30 days of the transaction.
Work with someone who walks you through every single step.
That’s what I’m here for. 🏡
