After the Accepted Offer: Seller Closing Timeline in Florida

Week 1: The Contract and Earnest Money (Days 1-7)

The clock starts ticking the moment both you and the buyer sign the purchase and sale agreement. Here is what happens in the first week:

• Earnest money deposit is delivered. The buyer has 3 business days to send their deposit to the title company. In South Florida, earnest money typically ranges from 1% to 3% of the purchase price, depending on market conditions and the offer's strength.
• The title search begins. The title company starts researching the property's ownership history, liens, easements, and any encumbrances that could affect the sale. This is standard and happens on every transaction.
• You receive the full contract package. Your agent should walk you through every page, including contingencies, timelines, and any special terms the buyer requested. Read everything and ask questions before signing.
• A closing date is set. Most South Florida contracts target 30 to 45 days out from the accepted date. Cash deals can close in 14 to 21 days. Financed deals with conventional loans typically need 30 to 45 days. FHA and VA loans often take 45 to 60 days.

Read our guide on evaluating offers beyond price if you are still deciding between multiple bids.

Week 2: Inspections and Disclosures (Days 8-14)

This is the busiest week for most sellers. The buyer's due diligence period typically runs 10 to 15 days, and the inspection happens early in that window. Here is what to expect:

The general home inspection. The buyer's inspector will spend 2 to 4 hours examining the property from foundation to roofline. They will test outlets, run the HVAC, check for leaks, inspect the roof, and document everything. You do not need to be present, but it is helpful to have your agent there.

Specialty inspections common in South Florida. Buyers here often order additional inspections beyond the general one. Be ready for:

• 4-point inspection. Looks at roof, electrical, HVAC, and plumbing. Insurance companies request this for older homes.
• Wind mitigation inspection. Documents wind-resistant features like impact windows, roof shape, and roof-to-wall connections. A good report can save the buyer hundreds per year on insurance.
• WDO (wood-destroying organism) inspection. Termite inspection. Standard in Florida.
• Pool and spa inspection. If you have a pool, expect this. The inspector checks the pump, heater, filter, plumbing, and safety features.
• Seawall inspection. For canal or waterfront properties. A failing seawall can be a major negotiation point.

I had a closing in Boca Raton last year where the 4-point inspection revealed an HVAC unit that was original to the 2005 construction. The buyer was concerned about replacing it soon. Rather than replace a functioning unit preemptively, we offered a home warranty plus a $1,500 repair credit. The buyer accepted, the deal stayed on track, and the seller saved roughly $6,000 compared to installing a new system. Small, creative solutions like this keep deals together.

Your disclosure form. Florida law requires sellers to complete a Seller's Property Disclosure form. Be thorough and honest. If you know about a leak, a past termite issue, or a roof repair, disclose it. Hidden problems almost always surface during inspections and cause bigger problems later.

Learn how to prepare for the home inspection as a seller so nothing catches you off guard.

Week 3: Negotiating Repairs and Appraisal (Days 15-21)

Once inspections are complete, the buyer's agent sends over a repair request, also called an inspection objection or a request for repairs. Here is how to handle it:

• Sort the requests into categories. Safety issues (faulty wiring, broken handrails) should be addressed. Minor cosmetic items (scuffed paint, worn carpet) can usually be declined. Items flagged as "end of life" but still functioning (an aging AC or old roof) are negotiating points rather than repairs.
• Consider a credit instead of repairs. Sometimes it is easier to give a small credit at closing than to schedule contractors, especially if you have already moved out. Buyers often prefer this too because they can choose their own contractors.
• Do not take repair requests personally. Many buyers start high expecting to negotiate down. Your agent should help you craft a reasonable counter. Most deals settle with a mix of actual repairs and a credit.

The appraisal. If the buyer is financing, the lender orders an appraisal to confirm the home is worth the contract price. The appraisal typically happens during this same window. Here is what you need to know:

• The appraiser will visit the property for 20 to 30 minutes, take photos, measure the square footage, and compare it to recent sales.
• If the appraisal comes in at or above the contract price, you are good. The loan moves forward.
• If the appraisal comes in below the contract price, you have options: reduce the price, have the buyer make up the difference in cash, or dispute the appraisal with additional comps. In a hot market, some sellers hold firm and the buyer walks. In a balanced market like 2026, negotiation is more common.

Last spring in Delray Beach, I had a listing that appraised $12,000 below contract. The buyer was using a conventional loan and did not have extra cash. We provided three additional comparable sales the appraiser had missed, and the lender ordered a reconsideration of value. The revised appraisal came in at full contract price, and the deal closed without any price change. A good agent knows when to push back.

Review our pricing strategy guide to understand how correct pricing from day one helps avoid appraisal issues.

Weeks 4-5: Underwriting and Final Walkthrough (Days 22-35)

During this stretch, the buyer's lender is processing the loan through underwriting. The underwriter reviews the buyer's income, assets, credit, and the property details to approve the loan. Here is what is happening on your end:

• You gather final documents. Your agent and the title company will ask for items like HOA documents, paid receipt for any work done, and utility bills for proration calculations.
• The title company prepares the closing disclosure. This document shows the final numbers: your sale price, minus commission, closing costs, and any credits, plus your net proceeds. Review it carefully. Mistakes happen, and they are much easier to fix before closing day.
• The buyer's final walkthrough. Typically 24 to 48 hours before closing, the buyer visits the property one last time to confirm it is in the same condition as when they made the offer. They are checking that the repairs were completed and that nothing has changed since the inspection. Do not let the home fall apart during this period. Keep it show-ready until the papers are signed.
• Clear for closing. Once the lender issues the "clear to close," the title company schedules the signing. This is the green light. You are almost there.

Learn about seller concessions and how credits work at closing if you are considering offering the buyer a credit instead of making repairs.

Closing Day: What to Expect

Closing day is the payoff for all the work you put in. Here is how it typically works in South Florida:

• You sign the documents. In Florida, sellers often sign their closing documents the day before or the morning of closing. You can sign at the title company's office, or in many cases, a mobile notary can come to you if you have already moved out of state.
• The buyer signs their documents. The buyer typically signs on the same day, often at the same title company. If you have already signed, you do not need to be present.
• The lender funds the loan. Once all documents are signed and reviewed, the lender wires the loan funds to the title company. This typically happens in the afternoon.
• You get paid. The title company disburses funds: paying off your mortgage, HOA dues, and any liens, deducting commissions and closing costs, and wiring your net proceeds to your bank account.
• The keys change hands. You hand over the keys, garage openers, and any access codes. The buyer takes possession, typically at 5:00 PM on closing day unless the contract specifies otherwise.

On closing day itself, make sure the home is clean, all personal property has been removed (unless you agreed to leave certain items), and that you have left behind any items the contract requires: appliance manuals, remote controls, pool equipment instructions, and so on. A clean, organized handover leaves a great impression and avoids post-closing disputes.

Use our complete guide to seller closing costs to estimate exactly what your closing expenses will be at every price point.

The 7-Day After-Close Checklist

Once the deal is done, there are a few loose ends to tie up:

• Cancel your homeowner's insurance. Your coverage should remain active through closing day. Cancel effective the day after closing to avoid a lapse.
• Forward your mail. Set up mail forwarding with the USPS. Change your address with banks, credit cards, subscriptions, and any recurring deliveries.
• Notify utilities. Cancel or transfer electric, water, gas, internet, and trash service. The buyer's agent should coordinate the final meter readings.
• Update your voter registration. If you moved to a new address, update your voter registration with the Palm Beach County Supervisor of Elections or your new county's office.
• Celebrate. Selling a home is a big achievement. You navigated a complex process and came out the other side with a successful closing.

Ready to Start the Process?

The closing process is smoother when you work with an experienced agent who has guided dozens of sellers through every step. Ryan Parker helps South Florida sellers navigate inspections, appraisals, and negotiations every day. Whether you are listing next week or just exploring your options, a free consultation will give you clarity on what to expect and how to maximize your net proceeds.

Call or text Ryan at 561-915-8590 or request your free market analysis online.

For more seller guides and real estate education, visit RyanParkerHomeGuide.com. For neighborhood-specific information and local market data, check out RyanParkerRealty.com.