You accepted an offer. After weeks of preparing your home, getting it on the market, and navigating showings, it can feel like the work is done.
It is not. It just changes shape.
The weeks between a ratified contract and settlement are usually quieter than the time leading up to an offer, but there are still important deadlines, decisions, and moving pieces to manage. Knowing what is coming makes the process much easier.
Here is what to expect from the seller’s side of the table.
The clock starts at ratification
Once the contract is ratified, the deadlines in the agreement begin counting forward.
Contingency dates, settlement, and any negotiated possession or move-out terms should all go on your calendar right away. I track these dates closely for my clients, but I also want sellers to understand what is coming and why each milestone matters.
The earnest money deposit is an early milestone
Shortly after ratification, the buyer typically delivers their earnest money deposit to the designated escrow holder.
The money is held in escrow and is not available to the seller, but confirming that the deposit has been delivered is one of the first important milestones after ratification.
From there, the transaction moves into the contingency and financing period.
Be prepared for the home inspection
If the contract includes a home inspection contingency, the buyer may come back with requests for repairs, a credit, or other terms depending on the contract.
That does not mean you need to agree to every request.
This is another negotiation, and my job is to help you look at the requests objectively, understand what may affect the sale, and decide where it makes sense to be flexible and where it does not.
The goal is not simply to say yes or no. It is to make a thoughtful decision that protects your interests while keeping the transaction moving.
The appraisal may be quiet, or it may require a conversation
If the buyer is financing the purchase, an appraisal may be part of the process.
When the property appraises at or above the contract price, sellers often hear very little about this step.
If the appraisal comes in below the contract price, the next steps depend on the terms of the contract. There may be opportunities to review comparable sales, renegotiate, or discuss how the difference will be handled.
This is one of those moments when understanding the contract matters, and I walk my sellers through the available options before any decisions are made.
Title and payoff work happens behind the scenes
While the buyer and lender are working through financing, the settlement company is also preparing for closing.
That can include confirming clear title and obtaining payoff information for any existing loans on the property.
Responding promptly to requests from the settlement company helps prevent unnecessary delays and keeps everything on track for settlement.
Keep the home in the agreed-upon condition
Before settlement, the buyer will typically complete a final walk through to confirm that the property is in the condition required by the contract.
Until settlement, keep utilities on and make sure anything that is supposed to convey with the home remains in place.
Your move should also be planned around the possession terms in your contract. I review those details with my sellers ahead of time so there are no last-minute surprises.
A calm closing is a managed one
Most of these steps are straightforward on their own.
What can make this part of the transaction stressful is simply not knowing what is happening behind the scenes or what comes next.
My goal is to make sure my sellers never have to wonder.
I track the deadlines, communicate with the other parties involved, anticipate the next step, and keep you informed all the way through settlement.
A calm closing is usually not an accident. It is a managed one.
Selling in Northern Virginia?
I guide my clients through every step after the contract is signed, from ratification through settlement, so you always know what is happening and what comes next.
If you are thinking about selling, I am always happy to talk through what the process would look like for your home.
Stacie Hennig Davis, REALTOR®
Compass
M: 703.400.8402 | O: 703.310.6111
[email protected]
This article is for general informational purposes only. Timelines, contingencies, and available remedies vary by contract. Consult your real estate professional and the terms of your agreement for guidance specific to your transaction.
