Under Contract—Now What? (Seller Edition)

Pop the Confetti (But Keep the Packing Tape Handy)

Your home is officially under contract—congratulations! 🎉 That’s a huge milestone, but it’s also when the real work begins. Once that offer is signed, a lot starts happening behind the scenes. I always tell my sellers this stage is like the ‘hurry up and wait’ part of real estate. There are inspections, appraisals, and paperwork coming your way—but don’t worry, I’ll walk you through every step.

Step 1: Inspections Happen First

The buyer’s inspections usually happen within the first 10 to 14 days, depending on what’s in the agreement. It can include home, pest, radon, septic, or water inspections if the property isn’t on public utilities.

Here’s my best advice: don’t take inspection results personally. It’s normal for inspectors to find things—it’s their job! Even well-maintained homes can have a list of ‘recommended repairs.’ We’ll review everything together, and I’ll help guide you on which requests are reasonable and which ones are negotiable.

Step 2: The Appraisal Comes Next

Once inspections are wrapped up and any negotiations are settled, the buyer’s lender orders an appraisal. This is to confirm that the agreed-upon sale price matches the market value of your home.

If the appraised value comes in at or above the contract price—great! 🎯 If it comes in lower, don’t panic. There are several ways to navigate that conversation, and I’ll help you weigh your options to keep the deal moving forward. The appraisal is reviewed by the bank’s underwriters and they may require some additional repairs which again, we will work through together and you can determine what you are willing to do, if anything.

Step 3: Title Work and Paperwork

While all of this is happening, the title company (or real estate attorney) will be running a title search on your property. They’re checking for things like old liens, unpaid taxes, or past mortgages that need to be cleared before closing.

This step is so important because it ensures the buyer gets a clean title—and you get peace of mind knowing there won’t be any last-minute surprises. If something unexpected pops up, don’t worry, I’ve handled it before. We’ll take care of it together.

Step 4: The Emotional Rollercoaster (and How to Handle It)

I tell my sellers all the time—this part can feel emotional. You’re letting go of a home that holds a lot of memories, and at the same time, you’re juggling deadlines, movers, and maybe even buying your next place.

It’s perfectly normal to feel excited, anxious, and maybe even a little sad all at once. Whenever that happens, I bring sellers back to their why. Why did you decide to sell? What’s the next chapter waiting for you? Keeping that in focus helps everything else fall into place.

Step 5: Preparing for Closing Day

Once we clear inspections, appraisals, and title work, we’ll get your final closing date confirmed. This is when your hard work pays off—you hand over the keys, and the buyer gets to start their new chapter.

A few quick reminders before that day comes:
- Schedule movers early to avoid last-minute stress.
- Don’t cancel your homeowners insurance until after closing.

-Leave all utilities on and in place until the settlement day.
- Leave any manuals, warranties, or spare keys neatly in the home for the new owners.

And of course, celebrate! You’ve made it through one of life’s biggest transitions.

Final Thoughts

Selling your home can feel like a whirlwind, but it’s one of the most rewarding experiences when you have the right guidance. My job is to make sure you always know what’s happening, why it matters, and what comes next.

If you’re preparing to sell or already under contract, download my free Seller’s Guide for a step-by-step breakdown of what to expect: https://drive.google.com/file/d/1HjcutWO6KmQPV2A4_iHS-ELmlzKkLmfx/view?usp=drivesdk.

Let’s make sure your next move is as smooth and stress-free as possible!

Because letting go of your home should come with clarity, care, and the right game plan.

— Sheri Kunkle, your trusted Indiana PA listing expert