FAQ: You've Accepted an Offer on Your Home in Florida. Now What?

The Step-by-Step Guide to What Happens Between Contract and Closing in Southwest Florida

You did it. After weeks (or maybe months) of showings, open houses, and waiting, a buyer finally made an offer on your home and you accepted. The hard part is over, right? Not exactly.

In my experience working with sellers across Sarasota County and Charlotte County, this is actually the phase where most sellers feel the least prepared. The listing process has a rhythm to it. You clean the house, you leave for showings, you wait for feedback. There is a structure to that, even when it’s stressful. But once you go under contract, the process shifts entirely. Now you’re dealing with inspections, title work, financing contingencies, repair negotiations, insurance coordination, and a closing date that suddenly feels very real.

I wrote this guide because every seller I work with asks some version of the same question after accepting an offer: “What actually happens next?” And the honest answer is that a lot happens, in a specific order, on a specific timeline, and understanding each step before you get there makes the difference between a smooth closing and one that almost falls apart.

This is the road map from signed contract to closing table, written for sellers in Venice, North Port, Punta Gorda, Englewood, and everywhere in between.

“The period between accepting an offer and closing on your home is where discipline and preparation matter most. What happens during these 30 to 45 days determines whether the sale actually reaches the finish line.”

Step 1: The Earnest Money Deposit Comes In

The first thing that happens after both parties sign the contract is the buyer’s earnest money deposit. In Florida, this deposit is typically due within three business days of the executed contract, though the exact timeline will be written into your specific agreement.

The deposit gets held in escrow, usually by the title company or the buyer’s brokerage. It is not your money yet. Think of it as the buyer putting real financial skin in the game. A meaningful earnest money deposit tells you the buyer is serious. A small one should make you pay closer attention to their overall commitment level.

In the Sarasota and Charlotte County markets right now, typical earnest money deposits range from 1% to 3% of the purchase price, though cash buyers and relocating buyers from higher-cost markets sometimes put down more. If the deal closes, this deposit gets applied toward the buyer’s closing costs or down payment. If the deal falls apart and the buyer cancels outside of their contractual rights, that money could become yours, though the process to claim it in Florida can involve mediation or court proceedings depending on the circumstances.

Your agent should confirm with the title company that the deposit has been received on time. A buyer who misses the deposit deadline is already sending you a signal, and it’s not a good one.

Step 2: The Inspection Period Begins (and This Is Where Deals Get Tested)

This is the phase that makes sellers the most nervous, and honestly, for good reason. The inspection period in Florida is typically 10 to 15 days from the effective date of the contract. During this window, the buyer has the right to bring in a licensed home inspector, and possibly additional specialists, to evaluate the condition of your property.

I want to be direct about something: the inspection period is the buyer’s strongest exit ramp. In Florida’s AS-IS residential contract, the buyer can cancel during this window for essentially any reason and walk away with their full deposit. That means the inspection is not just about the condition of the home. It is about the buyer confirming their commitment to the purchase. Some buyers use the inspection as one last gut check, and if their enthusiasm has cooled for any reason, the inspection findings become the convenient excuse to walk away.

That said, most inspections go exactly how you would expect them to. The inspector walks through the property, documents the condition of the roof, HVAC, electrical, plumbing, structure, and appliances, and produces a report. The buyer’s agent reviews it with the buyer and decides what, if anything, they want to ask for.

If you followed the advice I outlined in the 10 Steps to Sell Your Home guide and got a pre-listing inspection done before going to market, this phase should hold few surprises. You already know what the inspector is going to find because you found it first. That is an enormous advantage.

What Buyers Typically Inspect

The general home inspection covers the major systems and visible components. But in Southwest Florida, buyers often bring in additional specialists depending on the property:

Wind mitigation inspection: This documents your home’s hurricane resistance features and directly affects the buyer’s ability to get affordable homeowners insurance. If your home has hip roof construction, impact windows, or modern roof-to-wall connections, that works in your favor.
Four-point inspection: Insurance companies in Florida frequently require this for homes over 20 years old. It evaluates the roof, electrical, plumbing, and HVAC systems. Failing any of these four points can make the home uninsurable at a reasonable rate, which can kill a deal faster than any cosmetic issue.
WDO (wood-destroying organism) inspection: This is the termite inspection. In Southwest Florida’s climate, termite activity is common. The report will note any active infestations, evidence of prior treatment, and any wood damage.
Septic inspection: If your property is on a septic system rather than county sewer, expect the buyer to have it pumped and inspected. This is standard practice, especially in areas of North Port, rural Englewood, and parts of Charlotte County where municipal sewer is not available.

How to Handle Repair Requests Without Losing the Deal

Once the buyer reviews the inspection report, they will typically submit a repair request or a request for a credit at closing. This is the second round of negotiation in your transaction, and how you handle it matters.

Some repair requests are reasonable and expected. A buyer asking you to address an active roof leak, replace a failing water heater, or remediate a termite infestation is operating within normal bounds. Those are legitimate concerns that would affect any buyer, and addressing them keeps the deal moving.

Other requests are not reasonable. A buyer asking you to repaint the entire interior, replace functioning appliances because they are “older,” or install new flooring because of cosmetic wear is overreaching. Your agent should be able to identify the difference and push back on requests that go beyond what the contract and market norms support.

Here is the approach I recommend to every seller I work with: Before the inspection period begins, decide in advance what you’re willing to do and where your line is. What repairs would you make? What credit amount would you consider? At what point would you rather let the buyer walk than keep conceding? Having those boundaries set ahead of time means you respond from a position of strategy instead of reacting emotionally when the list of requests shows up in your inbox.

In most cases, the smartest move is to offer a credit at closing rather than agreeing to make repairs yourself. A credit gives the buyer money to handle the work on their own terms after closing, and it keeps you from having to schedule contractors, manage timelines, and verify that the work meets the buyer’s expectations. It is cleaner for everyone.

Step 3: The Title Company Gets to Work

While the inspection process is playing out, the title company is running a title search on your property. In Florida, the title company plays a central role in every real estate transaction. They are the neutral party that coordinates the closing, holds the escrow funds, and ensures that the property can be legally transferred from you to the buyer.

The title search examines the chain of ownership on your property going back decades. The company is looking for anything that could complicate the transfer: liens, unpaid taxes, unresolved judgments, easements, boundary disputes, or claims from a prior owner that were never properly cleared. If something surfaces, it needs to be resolved before closing can happen.

For most sellers, the title search is uneventful. Your property has a clean title, the search confirms it, and the title company issues a commitment to insure. But there are situations where problems surface, and they are more common than sellers realize. If you’ve had work done on the property and a contractor filed a lien that you forgot about, it will show up. If there is an old mortgage satisfaction that was never properly recorded, it will show up. If there is a judgment against someone with your name in the same county, the title company will flag it and ask you to confirm whether it applies to you.

In Southwest Florida, the seller traditionally selects and pays for the owner’s title insurance policy. This is negotiable, and customs can vary, but in Sarasota County and Charlotte County, this is the standard arrangement in most transactions. If you have a preferred title company, let your agent know early. If not, your agent should have strong relationships with local title professionals who will keep the process on track.

Step 4: The Appraisal (If the Buyer Is Financing)

If the buyer is using a mortgage to purchase your home, their lender will order an appraisal. This is not optional. The lender needs an independent, licensed appraiser to confirm that the property is worth at least what the buyer agreed to pay for it. The bank will not lend more than the appraised value.

This is where pricing discipline at the listing stage pays off. If you priced your home accurately based on real comparable sales, the appraisal should confirm the contract price or come in close to it. If you priced aggressively and a buyer stretched to meet your number, the appraisal may come in low, and that creates a problem.

A low appraisal does not automatically kill the deal, but it forces a negotiation. The buyer’s options at that point are to bring additional cash to cover the difference, ask you to reduce the price to the appraised value, or negotiate a compromise somewhere in the middle. You can also have your agent provide the appraiser (or the lender’s review team) with additional comparable sales data to support the contract price. I have seen appraisals successfully challenged, but it requires solid data and a proactive agent.

Cash buyers typically waive the appraisal contingency entirely, which is one of the reasons cash offers carry less risk for sellers. No lender means no appraisal requirement, which means one fewer variable that can derail the transaction.

In the current market across Sarasota and Charlotte County, median prices have adjusted from peak levels. That recalibration means appraisals are generally more aligned with contract prices than they were during the rapid appreciation years. But if you are selling in a neighborhood where recent sales have been inconsistent, prepare for the possibility that the appraiser may land on a conservative number.

Step 5: The Buyer’s Financing Gets Finalized

This step is out of your hands, but it is very much in your interest to pay attention to it. The buyer’s lender is processing their mortgage application, verifying income, employment, assets, and credit. They are also confirming that the buyer has not taken on new debt or made financial moves that would disqualify them from the loan.

You would be surprised how often a buyer’s financing falls apart in the final stretch. I have seen buyers lose their approval because they opened a new credit card, financed furniture, or changed jobs during the escrow period. None of those things are in your control, but they affect your outcome directly.

Your agent should be in regular contact with the buyer’s agent to confirm that the loan is progressing on schedule. Key milestones to track include the appraisal completion, the underwriting review, the conditional approval, and the final clear to close. If the buyer’s lender is consistently missing deadlines or going silent, that is a red flag that your agent should be escalating immediately.

For context on how interest rate buydowns and concessions are being structured in today’s transactions, take a look at the guide I wrote on that topic. If you agreed to a seller concession as part of the contract (closing cost credit, rate buydown contribution, etc.), that amount will come off your proceeds at closing. Make sure you understand exactly how it is reflected on your settlement statement before signing.

Step 6:

These are the logistical details that seem minor but can cause real headaches if you overlook them.

Homeowners Insurance

Your homeowners insurance policy needs to remain active through the closing date. Do not cancel it early. Once ownership transfers, the buyer’s insurance policy takes effect and your coverage ends. Contact your insurance provider a few days before closing to confirm the cancellation date and request any prorated refund you may be owed.

If your property is in a flood zone (and in parts of Sarasota and Charlotte County, many are), you may also carry a separate flood insurance policy. The same rules apply. Keep it active through closing, then cancel it after the deed has transferred.

One thing worth noting for sellers in communities like Toscana Isles, Wellen Park, or West Port: your HOA may carry a master insurance policy that covers common areas and exterior structures. That does not replace your individual homeowners policy. Confirm with your HOA what their master policy covers and make sure the buyer’s agent is aware of it so the buyer sets up their own coverage correctly.

Utilities

Do not shut off your utilities before closing. I cannot stress this enough. The buyer will conduct a final walkthrough of the property before they sign their closing documents, and they need to verify that the air conditioning works, the water runs, lights turn on, and appliances function. If the power is off during the final walkthrough, you have just created an unnecessary problem at the worst possible time.

Keep electricity, water, gas (if applicable), internet, and any pool equipment running through the closing date. Coordinate the transfer with the buyer so that service switches from your name to theirs on the day of closing or the following business day. Most utility providers in Sarasota and Charlotte County allow you to schedule a stop date in advance and can be contacted to coordinate with the buyer’s start date.

If your property has a well and septic system instead of municipal water and sewer, make sure the buyer is aware of any maintenance schedules, pump-out history, or water treatment systems that need to transfer.

Step 7: Final Walkthrough

The final walkthrough usually happens 24 to 48 hours before closing, sometimes the morning of. The buyer and their agent will walk through the property one last time to confirm that it is in the condition specified by the contract.

They are checking several things:

All agreed-upon repairs have been completed
No new damage has occurred since the inspection
All fixtures and appliances that were included in the contract are still in place
The property is clean, reasonably maintained, and ready for occupancy
All utilities are functioning

The final walkthrough is not another inspection. It is a verification. But it can create problems if the buyer discovers something unexpected: a broken window that was not there before, a fixture that was removed, water damage from a recent storm, or a property that was left in poor condition. Any of those findings can delay or derail the closing.

My advice to every seller is to treat the final walkthrough like it matters, because it does. Leave the home clean. Do not take anything that is not explicitly excluded from the sale. Make sure every light works, every faucet runs, and the HVAC is operating. If you agreed to repairs, have the invoices and documentation ready to share.

If you’re selling a home in a waterfront community like Burnt Store Isles or Punta Gorda Isles, the walkthrough may also include verifying the condition of the dock, seawall, boat lift, and any related equipment that was included in the sale.

Step 8: Closing Day

This is what all of it has been building toward. Closing day is when ownership officially transfers, the paperwork gets signed, and your proceeds are released.

In Florida, the closing is coordinated by the title company. You will sign the seller side of the documents, which includes the deed, the closing disclosure or settlement statement, any affidavits required by the title company, and various other transfer documents. The buyer will sign their loan documents on their side, and once the lender confirms that funds have been wired, the title company records the deed with the county.

Your net proceeds are typically disbursed the same day, either by wire transfer or check depending on your preference. Wire transfer is faster and more common, especially for larger amounts.

What to Bring to Closing

A valid government-issued photo ID (driver’s license or passport)
All keys, garage door openers, mailbox keys, gate remotes, and community access cards/fobs
Any warranty documents, appliance manuals, or community documents you have for the buyer
Your wiring instructions if you want proceeds sent by wire (set this up with the title company in advance)

Review Your Settlement Statement Before You Sign

The settlement statement is the financial summary of your entire transaction. It shows every dollar in and every dollar out: sale price, agent commissions, title insurance, prorated property taxes, any mortgage payoff, credits, and your final net proceeds.

Review every line. Ask questions about anything you do not recognize. The title officer expects it. This is your money and your right. If something does not match what you agreed to in the contract, flag it before you sign, not after.

Common Mistakes Sellers Make Between Contract and Closing

After working through dozens of transactions in communities across Sarasota, Venice, North Port, Port Charlotte, and Punta Gorda, these are the mistakes I see sellers make most often during the contract-to-closing phase:

Canceling utilities too early. I covered this above, but it bears repeating. Shutting off power or water before the final walkthrough creates an avoidable problem. The buyer needs to verify that everything works. Keep it all on until the deal records.

Making unauthorized changes to the property. Once you are under contract, the property needs to stay in the same condition the buyer agreed to purchase. Removing a chandelier, taking the built-in shelving, pulling up landscaping, or painting rooms a different color without the buyer’s knowledge creates disputes that can delay closing or result in holdback escrow requests.

Ignoring contract deadlines. Every date in the contract is there for a reason. The inspection period expiration, the financing contingency deadline, the appraisal objection window, the closing date. If you or the buyer miss a deadline, it creates legal exposure and negotiation leverage for the other side. Your agent should be tracking every single date and proactively communicating with the buyer’s side to confirm compliance.

Not reviewing the settlement statement until closing day. Ask your title company to send you a preliminary settlement statement at least two to three days before closing. This gives you time to review the numbers, flag any discrepancies, and resolve them before you are sitting at the table with documents in front of you.

Failing to prepare for the move. It sounds obvious, but I have seen sellers scrambling to move out the morning of closing because they underestimated the timeline. Book your movers early. Start packing well before the closing date. Have a plan for where you are going and when you need to be there. If you need extra time in the property after closing, negotiate a post-closing occupancy agreement (leaseback) as part of the contract, not as a last-minute request.

What About Property Taxes?

In Florida, property taxes are prorated at closing. That means you pay your share of the annual tax bill for the portion of the year that you owned the property, and the buyer picks up the rest from the date of closing forward.

Here is where it gets a little nuanced. Florida property taxes are paid in arrears, meaning the bill for the current year does not come due until November, with a discount period that runs through the end of March the following year. At closing, the title company will estimate your prorated share based on the prior year’s tax amount and credit that to the buyer. Once the actual tax bill is issued, the buyer pays the full amount and your credit covers your portion.

If you have a homestead exemption on the property, that exemption does not transfer to the buyer. The buyer must apply for their own homestead exemption with the county property appraiser’s office after they take ownership. This is especially important for buyers who are relocating to Florida for the first time. The homestead exemption in Florida caps annual assessment increases at 3%, which provides significant long-term tax protection. Losing that protection through a sale and repurchase often results in a higher assessed value and a larger tax bill for the new owner.

If you’re selling a home in a community with a CDD (Community Development District), like many of the villages in West Port or Wellen Park, the CDD assessment is typically included on your property tax bill as a non-ad valorem assessment. That amount is also prorated at closing. Make sure the buyer understands the CDD structure before you get to the closing table, because a buyer who is surprised by CDD fees at the last minute can become a buyer who tries to renegotiate.

A Quick Word on Florida Seller Disclosure

Florida law requires sellers to disclose known material defects that affect the value of the property. This obligation does not end at the contract signing. It is ongoing through closing. If you become aware of a new issue after going under contract (a roof leak during a storm, a plumbing failure, appliance breakdown, or evidence of pest activity), you have a legal obligation to disclose it.

The smart approach is proactive transparency. Disclose everything you know upfront, before the inspection. This reduces the risk of a buyer claiming they were misled and creates a cleaner, more defensible transaction for you. Florida’s seller disclosure laws are among the more thorough in the country, and the legal protection of documenting what you knew and when you knew it is worth far more than the discomfort of sharing a known issue.

Your Contract-to-Closing Checklist

Here is a summary you can reference as you move through the process. I recommend printing this out or saving it on your phone so you can check items off as you go.

Milestone	Typical Timeline	Who’s Responsible
Earnest money deposit received	Within 3 business days of contract	Buyer (agent confirms receipt)
Inspection period	Days 1 through 10-15	Buyer orders; seller provides access
Repair/credit negotiations	During or right after inspection period	Both parties through agents
Title search completed	Days 7 through 21	Title company
Appraisal completed	Days 10 through 21	Buyer’s lender orders
Financing contingency cleared	Days 21 through 30	Buyer’s lender
Insurance and utility coordination	1 week before closing	Seller and buyer
Final walkthrough	24 to 48 hours before closing	Buyer and buyer’s agent
Review settlement statement	2 to 3 days before closing	Seller (request from title company)
Closing	Day 30 to 45 (or as contracted)	Title company coordinates

Frequently Asked Questions

Q: What happens after I accept an offer on my home in Florida?

After accepting an offer, the buyer’s inspection period begins (typically 10 to 15 days in Florida). During this time, the buyer conducts inspections, secures financing, and the title company begins a title search. You will also coordinate insurance transfer, utility handoff, and any negotiated repairs before reaching the closing table.

Q: How long does it take to close on a house in Florida after accepting an offer?

Most residential closings in Florida take 30 to 45 days from the date of an accepted offer when the buyer is using financing. Cash transactions can close in as few as 14 to 21 days depending on the title search and any negotiated timelines. The exact closing date is written into the purchase contract.

Q: Can a buyer back out after the inspection in Florida?

Yes. During the inspection period, the buyer can cancel the contract for any reason and receive their earnest money deposit back. Once the inspection period expires, the buyer’s ability to exit the contract becomes significantly more limited and is governed by the remaining contingencies in the agreement.

Q: Who pays for the title company in Florida?

In most Southwest Florida transactions, the seller traditionally pays for the owner’s title insurance policy and selects the title company. However, this is negotiable and varies by county and contract terms. The buyer typically pays for the lender’s title insurance policy if they are financing the purchase.

Q: What repairs am I required to make after a home inspection in Florida?

In Florida, sellers are not legally required to make any repairs. However, the buyer may request repairs or credits during the inspection period, and refusing to negotiate may result in the buyer canceling the contract. Common negotiation items include roof condition, HVAC age, plumbing issues, and electrical concerns. Your agent can help you determine which requests are reasonable and which ones to push back on.

Q: Do I need to be moved out before closing in Florida?

Yes, unless you have negotiated a post-closing occupancy agreement (also called a leaseback). In a standard Florida transaction, the seller is expected to vacate the property and deliver it in the condition specified by the contract on or before the closing date. The buyer will conduct a final walkthrough to verify this.

Q: What should I do about utilities when selling my home in Florida?

Do not cancel your utilities before closing. Keep all utilities active through the closing date so the buyer can conduct their final walkthrough with working lights, water, and air conditioning. Coordinate the transfer with the buyer so nothing lapses between closing and their move-in date.

Q: What is the settlement statement and what should I look for?

The settlement statement (also called the closing disclosure or HUD-1) is a detailed accounting of every dollar in the transaction. It shows the sale price, agent commissions, title fees, prorated property taxes, any mortgage payoff amounts, credits, and your final net proceeds. Review every line before signing and ask questions about anything you do not recognize.

The Bottom Line

Accepting an offer is a milestone worth celebrating, but it is not the finish line. The 30 to 45 days between contract and closing are where preparation, communication, and attention to deadlines determine whether you actually get to the closing table with the outcome you planned for.

The sellers I work with who have the smoothest closings are the ones who understand what is happening at each stage, trust their agent to manage the process proactively, and make decisions from a position of clarity rather than reaction.

If you are thinking about selling your home in Sarasota County or Charlotte County and want to know what a well-managed sale looks like from listing through closing, the first step is a real conversation about your specific situation.

Read the full seller series: 10 Steps to Sell Your Home in Southwest Florida

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Cole Murray | Waterfront & Lifestyle Community Specialist
Murray & Team | Keller Williams Island Life
(941) 256-6500 | [email protected]
13801 Tamiami Trl. Ste. A, North Port, FL 34286
License: SL3415630