So you've found "the one" — a charming bungalow in Littleton, a modern townhome in Lone Tree, or maybe a family home in Highlands Ranch with the backyard you've been dreaming of. You've written an offer, and (fingers crossed) it got accepted.
Now what?
I'm Tammy Petit Loveland, and I've guided hundreds of buyers through the Denver South Metro market. I know the timeline can feel like a black box — especially if you're relocating from out of state or buying your first home. So let's walk through it together, step by step.
Here's your insider guide to the 8 key milestones from accepted offer to closing day in Denver.
Step 1: Contract Acceptance and Earnest Money (Day 0–1)
What happens: Your offer gets accepted — yay! Now the clock starts ticking. Within 24 hours (sometimes same-day), you'll need to deliver earnest money to the title company. This is typically 1–2% of the purchase price in Colorado, though it can be higher in competitive situations.
Why it matters: Earnest money shows the seller you're serious. It's held in escrow and applied to your down payment or closing costs at closing. If you back out for a reason covered by your contingencies (inspection, financing, appraisal), you get it back. If you walk away without cause, you could lose it.
My insider tip: Wire the earnest money — don't write a check. Wires are faster and create a clear paper trail. I always send my clients the title company's wiring instructions immediately after acceptance so there's no delay.
Timeline: Earnest money due within 1–3 business days of acceptance (check your contract — deadlines vary).
Step 2: Home Inspection (Days 3–10)
What happens: You hire a licensed home inspector to evaluate the property's condition. In Colorado, the standard inspection objection deadline is around 7–10 days after acceptance, but this is negotiable. The inspector will deliver a report covering everything from the roof to the foundation, HVAC, plumbing, electrical, and more.
Why it matters: This is your chance to uncover hidden issues and decide whether to proceed, negotiate repairs/credits, or walk away (if you're still within your inspection contingency period).
My insider tip: Attend the inspection if you can. Seeing issues firsthand — and hearing the inspector explain what's urgent versus what's cosmetic — is invaluable. I also recommend sewer scopes on homes built before 1990 and radon testing on all properties (Colorado has elevated radon levels in many areas).
Timeline: Schedule inspection within 2–3 days of acceptance. Receive report by days 5–7. Submit any objections or credit requests by the deadline in your contract (typically days 7–10).
Step 3: Appraisal (Days 10–20)
What happens: Your lender orders an appraisal to confirm the home's value matches (or exceeds) your purchase price. The appraiser will visit the property, take photos, and compare it to recent sales of similar homes in the area.
Why it matters: If the appraisal comes in low, your lender won't loan more than the appraised value. This can create a gap you'll need to cover with additional cash, renegotiate the price with the seller, or — in worst cases — walk away.
My insider tip: In Denver's competitive neighborhoods (think Washington Park, Cherry Creek, or parts of Littleton), appraisal gaps are common. I always review comps with my buyers before we write an offer so there are no surprises. If you're waiving the appraisal contingency (common in multiple-offer situations), make sure you have the cash to cover a potential gap.
Timeline: Appraisal typically ordered within the first week, completed by days 10–20. Appraisal contingency deadline is usually around day 20–25 (varies by contract).
Step 4: Loan Underwriting and Conditions (Days 15–30)
What happens: Your lender's underwriting team reviews your full file — income, assets, credit, appraisal, title work, and more. They may request additional documentation (pay stubs, bank statements, explanation letters for large deposits, etc.). This is called "clearing conditions."
Why it matters: Underwriting is where most delays happen. The key is responsiveness — get your lender every document they request, ASAP. Don't make any major financial changes (no new credit cards, no car purchases, no job changes) until after closing.
My insider tip: I give my buyers a "do not do" list at contract acceptance: don't open new credit, don't close existing accounts, don't make large unexplained deposits, and definitely don't quit your job. I've seen deals fall apart because a buyer financed a new truck during underwriting.
Timeline: Underwriting runs concurrently with other steps. Initial approval within days 10–15. Final "clear to close" typically by days 25–35.
Step 5: Title Work and Insurance (Days 15–30)
What happens: The title company searches public records to ensure the seller legally owns the property and there are no liens, easements, or other issues that could affect your ownership. They'll also issue a title insurance commitment.
Why it matters: Title issues can delay or even kill a deal. Common problems include unpaid HOA dues, contractor liens from previous renovations, or boundary disputes. Title insurance protects you if issues arise after closing.
My insider tip: Review the title commitment carefully. I've caught errors like incorrect legal descriptions, undisclosed easements, and HOA liens that needed to be cleared before closing. Your title company is your friend — ask questions.
Timeline: Title work begins immediately after contract acceptance. Title commitment typically delivered by days 10–20. Any issues must be resolved before closing.
Step 6: Final Walkthrough (Day Before Closing or Morning Of)
What happens: You (and usually me, your agent) do a final walkthrough of the property — typically within 24 hours of closing. You're checking that the home is in the agreed-upon condition, all included items are still there, and any repairs the seller agreed to were completed.
Why it matters: This is your last chance to catch issues before you own the home. I've found everything from missing appliances to water damage from a burst pipe during the seller's move-out.
My insider tip: Bring your inspection report and any repair addenda. Test lights, faucets, garage doors, and HVAC. Check that all included items (window treatments, appliances, shelving) are still in place. If you find issues, we can delay closing or negotiate a holdback from the seller's proceeds.
Timeline: Scheduled for the day before closing or the morning of closing. Allow 30–60 minutes.
Step 7: Closing Day (Days 30–45, Typically)
What happens: You'll sign a stack of documents at the title company (or do a remote closing if you're out of state). These include the promissory note, deed of trust, closing disclosure, and various affidavits. You'll also wire your down payment and closing costs (minus your earnest money, which is already credited).
Why it matters: This is the finish line. Once you sign and fund, the deed is recorded with the county, and — congratulations — you're a homeowner.
My insider tip: Bring a government-issued photo ID and your wire confirmation. Review the Closing Disclosure (CD) at least 24 hours before closing — it should match your Loan Estimate from early in the process, with only minor variations. If something looks off, ask questions before you sign.
Timeline: Closing typically occurs 30–45 days after contract acceptance in Colorado, though it can be shorter (15–21 days) for cash buyers or longer (60+ days) if there are complications.
Step 8: Possession and Move-In (Closing Day or Negotiated Date)
What happens: Once the deed is recorded and funding is confirmed, you get the keys! In most Colorado contracts, possession transfers at closing unless you've negotiated a post-closing occupancy agreement (for example, if the seller needs a few extra days to move out).
Why it matters: This is when the real fun begins — unpacking, painting, and making the space your own. But it's also when you'll want to take care of a few critical tasks immediately.
My insider tip: On day one, do these things:
Change all exterior door locks (you don't know who has old keys)
Locate the main water shut-off valve and test it
Test all smoke and CO detectors
Schedule HVAC maintenance if the system is 10+ years old
Start a home maintenance binder with warranties, manuals, and inspection reports
Timeline: Possession typically transfers at 4–6 PM on closing day (after recording), but this is negotiable. Some sellers do pre-closing possession (rare and risky), and some buyers allow sellers to rent back for a few days.
The Full Timeline at a Glance
Note: This timeline assumes a conventional loan with standard contingencies. Cash deals can close in 10–14 days. FHA/VA loans may take 45–60 days. Your specific timeline depends on your contract terms, lender, and any complications that arise.
How I Support Buyers Through the Timeline
Here's what you can expect when you work with me:
Day 0: I send you a detailed timeline with all deadlines, contact info for your lender and title company, and a checklist of what to expect.
Days 1–10: I help you find and schedule inspectors, attend the inspection with you, and review the report to prioritize issues.
Days 10–30: I stay in constant contact with your lender and title company, chasing down any delays and keeping you informed.
Days 30–45: I coordinate the final walkthrough, review your Closing Disclosure, and walk you through what to bring to closing.
Closing day and beyond: I'm there to celebrate with you — and I'm still available after closing for questions about contractors, utilities, or anything else that comes up.
Why the Timeline Matters for Your Lifestyle
Here's the thing: buying a home isn't just about the transaction. It's about planning your life around it.
If you're relocating to Denver, you need to coordinate your move-in date with your job start date, your kids' school enrollment, and maybe even a temporary housing arrangement. If you're selling your current home, you need to align closing dates to avoid being homeless for a week.
And beyond the logistics, you're thinking about the lifestyle you're buying. You're imagining Saturday morning walks to the coffee shop on South Pearl Street. You're planning summer evenings at Hudson Gardens. You're thinking about trail access in Highlands Ranch, golf in Castle Pines, and mountain views from your backyard in Littleton.
The timeline isn't just a series of deadlines — it's the path to that life. And I'm here to make sure it's as smooth as possible.
Ready to Start Your Denver Home Journey?
If you're thinking about buying in the Denver South Metro, let's talk. I'll help you find homes that match your lifestyle, guide you through every step of the timeline, and make sure you close with confidence.
Call or text me at (720) 331-2355, or email [email protected]. Let's find your Denver home — and get you moved in faster than you think.
