What Happens After Your Offer is Accepted? Timeline Breakdown

You just got the call. Your offer was accepted.

Now what?

I remember my first accepted offer as a buyer's agent here in Forest Grove. My clients were thrilled for about five minutes. Then the panic set in. "Wait, what do we do now? When do we move? How much money do we need? When do we actually own this place?"

Most people have no idea what happens between "offer accepted" and "here are your keys." The timeline can feel like a mystery.

Let me walk you through it. This is what the next 30-45 days will actually look like.

Week 1: The Inspection Period (Days 1-10)

This is when you get nosy. Really nosy.

Order Your Home Inspection immediately, within the first day or two. You have 10 business days to get the inspection and negotiate any repairs from the time of acceptance. The clock is ticking and time is of the essence.

Good inspectors in Washington County book up fast. You'll pay around $400-600 depending on the home's size.

The inspector will spend 2-4 hours checking everything. Roof, foundation, electrical, plumbing, HVAC. They're looking for problems. That's literally their job.

Review the Inspection Report thoroughly.

You'll get a detailed report, usually within 24-48 hours. It might be 40 pages long. Don't panic when you see it.

Every house has issues. Even new construction. What matters is whether those issues are minor (worn weather stripping) or major (foundation cracks, old electrical panel).

Decide What to Ask For

This is where my experience really helps buyers. Not everything in that report is worth negotiating over.

In Forest Grove's market, I've seen deals fall apart because buyers asked for too much on minor items. I've also seen buyers miss serious problems because they didn't know what to prioritize.

We typically focus on health and safety issues, major system failures, or anything that would cost over $1,000 to repair. You're buying a used house. Some wear and tear is normal.

Week 2-3: The Appraisal and Loan Processing (Days 11-21)

The Appraisal Happens

Your lender orders this, not you. An appraiser will visit the property and compare it to recent sales in the area.

If the appraisal comes in low, you have a problem. The bank won't loan more than the appraised value.

Let's say you offered $450,000 on a Forest Grove home, but it appraises for $440,000. You'll need to either negotiate the price down, bring an extra $10,000 to closing, or walk away.

In my 20+ years, I've learned which properties are likely to appraise well and which might struggle. That's part of why having an experienced agent matters.

Your Lender Gets Busy

While you're waiting on the appraisal, your lender is verifying everything. Your income, your assets, your employment, your credit.

Do not—and I mean this—do not make any big purchases right now. Don't buy a car. Don't open new credit cards. Don't change jobs if you can help it.

I've seen deals die three days before closing because someone financed a new truck. The lender re-runs your credit before closing. They will notice.

Week 3-4: Title Work and Final Details (Days 22-35)

Title Company Does Their Thing

A title company researches the property's ownership history. They're making sure the seller actually owns it and that there are no surprises (liens, easements, ownership disputes).

You'll also be issued s title insurance during this time. In Oregon, it's customary for the seller to pay for the owner's title policy, but you'll pay for the lender's policy if you're getting a mortgage.

Final Walk-Through Gets Scheduled

This happens 1-3 days before closing. You'll visit the property one last time to make sure it's in the condition you agreed to.

Check that any negotiated repairs were completed. Make sure the sellers haven't taken things that were supposed to stay (yes, I've had sellers try to take the refrigerator that was in the contract). Verify that the house is empty.

Week 4-5: Closing Week (Days 36-45)

You Get Your Closing Disclosure

Three days before closing, you'll receive your Closing Disclosure. This is the final accounting of all your costs.

Read it carefully. Compare it to your Loan Estimate from when you applied. The numbers should be close. If something looks way off, call me immediately.

Your Down Payment

You'll either bring a certified check or wire your down payment and closing costs to the title company. This usually happens the day before closing.

Important: confirm the wiring instructions by phone. Call the title company directly using a number you look up yourself. Wire fraud is real. Scammers send fake emails with fake wiring instructions. I've seen people lose their entire down payment this way.

Closing Day

You'll sit at a table, usually at the title company, and sign approximately 10,000 pieces of paper. (Okay, maybe 50-100, but it feels like more.)

The signing takes about an hour. You'll walk out with a big sense of relief.

In Oregon, the property officially becomes yours once the deed is recorded with the county. That usually happens the same day or the next business day. That is when you will get the keys

The Money You'll Need.

Let's talk actual numbers, because that's what you're wondering.

Earnest Money: It’s usually about 2% to 40%, depending on your loan. This goes towards your down payment.

Due at Inspection (Day 1-3): $400-600

Due at Appraisal (Day 10-14): $500-700 (sometimes included in your closing costs)

Due at Closing (Day 36-45): Your down payment plus closing costs. For a $450,000 home in Forest Grove with 10% down, you're looking at roughly $45,000 down payment plus $8,000-12,000 in closing costs.

Your lender will give you exact numbers well before closing. No surprises.

What Could Go Wrong?

I wish I could tell you this always goes smoothly. After 20+ years, I've seen most of the problems.

The inspection reveals major issues you didn't expect. The appraisal comes in low. Your financing falls through. The seller can't find a place to move and wants to delay closing.

This is why you hire an Accredited Buyer's Representative. I've helped dozens of Forest Grove families navigate these problems. Most are fixable if you have someone who knows what they're doing.

Your Next Steps

If you're getting ready to make an offer on a Forest Grove home, let's talk about what this timeline means for you specifically.

When do you need to be out of your current place? When does your lease end? Do you have the cash ready for inspection and closing costs?

These timing questions matter. I can help you structure your offer with the right contingencies and timeline for your situation.

Call me at (541) 592-4682 or email misscilicia@outlook.com. I've lived in Forest Grove for 9 years and worked in real estate for over 20. I know this market, and more importantly, I know how to get you from "offer accepted" to "here are your keys" without the stress.