My Offer Was Accepted—Now What? (Buyer Edition)

You Did It! 🎉

Your offer was accepted—yay! Take a deep breath, do a little happy dance, and maybe grab your favorite coffee (mine’s always pumpkin spice, of course ☕). This is one of the most exciting milestones in your home-buying journey, but it’s also when things start moving quickly behind the scenes.

Don’t worry—you’re not doing this alone. I’ll walk you through each step so you know exactly what to expect.

Step 1: Deposit Your Hand Money

Once your offer is accepted, the first step is to submit your hand money, also called your earnest money deposit. This shows the seller you’re serious and secures your place in the transaction.

You can typically drop off a check or make an online deposit to the designated escrow holder. Once received, that money will stay safely held until it’s applied to your purchase at closing.

Step 2: Schedule Your Inspections

Next up—inspections. This is where we make sure your dream home is also a sound investment. You can choose your own inspector, or if you’d like, I can share a few trusted local names I’ve worked with over the years.

In Indiana County, most inspectors can test water and septic systems if the home isn’t on public utilities. If a test fails, additional specialists are brought in to resolve the issue. And if a new septic system is needed, the Central Indiana County Joint Sanitary Authority (CICJSA) reviews and approves all new installations.

You’re welcome to attend the inspection, and honestly—I recommend it. It’s the best time to get to know your home up close and ask questions.

Step 3: Choose a Title Company or Real Estate Attorney

After inspections are scheduled, we’ll decide who will handle your title work and closing—either a title company or a real estate attorney. If you already have someone in mind, great! If not, I can send a list of trusted local professionals who know our area well.

Your title company will conduct a detailed title search to make sure the property is free from liens or ownership issues. They’ll also issue your title insurance, which protects your ownership rights for as long as you own the home.

Step 4: Get Ready for the Appraisal

If you’re financing your home with a mortgage, your lender will order an appraisal to confirm that the value matches the agreed purchase price. Once complete, the report goes to the bank’s underwriters for review, and sometimes they may ask for clarification or repairs before issuing final approval.

Don’t stress—I’ll help guide you through every part of that process so you always know what’s next.

Step 5: Get Your Homeowners Insurance in Place

Before closing, your lender will require proof of homeowners insurance—it’s one of the final boxes to check before your mortgage gets full approval. If you already have an insurance agent, reach out to them for a quote on your new home. If not, I can share some trusted local contacts who work closely with Indiana County buyers.

You’ll want to:
- Get a quote early so you can compare coverage and rates
- Make sure the policy starts the day you take ownership (closing day!)
- Send your proof of insurance directly to your lender, send me a note and let me know it has been completed

It’s one of those behind-the-scenes steps that helps everything stay on schedule—and keeps you protected from day one.

Step 6: Keep an Eye on the Calendar

Throughout this process, my transaction coordinator (TC) and I will help you stay on top of important dates—inspection deadlines, mortgage commitment, and settlement. You’ll receive a copy of the timeline so you can follow along and know exactly where we are in the journey.

Communication is key here. If your lender, title company, or I reach out for documents, respond quickly to help keep things on track.

Step 7: Get Excited for Closing Day!

Once your financing is approved, the title is clear, your insurance is in place, and the final paperwork is ready—it’s time for the best part: closing day! You’ll do your final walk-through to make sure everything looks good, then we’ll meet at the closing table to sign the documents and get your keys. 🎉

It’s totally normal to feel a mix of excitement and nerves—it’s a big deal! But trust me, once you’re holding those keys, every step will feel worth it.

Final Thoughts

Buying a home is a big life transition, and it’s perfectly okay to feel all the emotions that come with it. That’s why having someone who’s been through it hundreds of times by your side makes all the difference.

If you’re under contract now or getting ready to start your home search, download my free Buyer’s Guide: https://drive.google.com/file/d/1z_2JkalnBbxMNMx1wT5i7D2ytTRotL7L/view?usp=drivesdk.

It’s packed with helpful tips and checklists to help you feel confident from offer to closing day.

Helping Indiana County buyers turn ‘just looking’ into ‘just closed.’

— Sheri Kunkle, Associate Broker | eXp Realty Indiana PA