An accepted offer is the beginning of the transaction, not the end of it. Most deals that fall apart do so in the weeks between acceptance and closing, over a short list of predictable issues.
Inspection and repair negotiation: The buyer's inspector finds things - every house has something. We negotiate which repairs the seller makes, which are covered by a credit at closing, and which the buyer simply accepts. This is where a level-headed agent earns their fee; panic on either side kills deals that should have closed.
The appraisal and financing: If the buyer is financing, the lender orders an independent appraisal. When it comes in below the offer price, that is an appraisal gap, and the buyer's loan will only cover the appraised value - the buyer then has to cover the difference in cash, renegotiate the price, or walk away under the loan contingency.
The loan contingency: This clause protects the buyer if financing falls through for reasons outside their control, and it sets a deadline by which the loan must be fully approved. I track that date closely so nobody is surprised by it.
The closing timeline: A typical financed sale here closes 30 to 45 days after an accepted offer. I keep both sides updated on inspection, appraisal, and loan milestones as they clear, so closing day is a formality rather than a scramble.
