Contract to Close in Florida: What Happens After You Go Under Contract?

The offer is accepted. The contract is signed. Everyone's excited — the buyers, the sellers, both agents. And then the real work begins.

The period between contract execution and closing day is where Florida real estate deals are won and lost. It's a 30–45 day stretch (sometimes longer) packed with deadlines, third-party dependencies, and opportunities for things to go sideways if nobody is actively managing the process.

Here's a complete walkthrough of what happens — and what needs to happen — from contract to close in Florida.

Day 0: Contract Execution

Immediately after execution, a well-run transaction looks like this:

• Contract reviewed for completeness — correct dates, initials, and all addenda attached
• Fully executed copy sent to all parties
• Title company opened and given a copy of the contract
• Lender notified and given a copy (if financing)
• Transaction timeline built with every deadline mapped to calendar dates
• Earnest money deposit instructions confirmed

Days 1–3: Earnest Money Deposit

The TC confirms that the earnest money has been received by the escrow agent and gets written confirmation. This creates a paper trail that matters if the deal later falls apart and there's a dispute over deposit return.

Days 1–15: Inspection Period

Key activities during the inspection period:

• General home inspection scheduled and completed
• Specialty inspections as needed — roof, AC, termite/WDO, pool, septic, mold
• Buyer reviews inspection reports and decides: proceed, renegotiate, or cancel
• If renegotiating: repair requests or price reduction addenda drafted and sent
• Seller response tracked within the agreed timeframe
• Final buyer decision documented before the period expires

Days 1–30: Financing Contingency

• Buyer confirms loan application submitted within contract deadline
• Lender appraisal ordered and tracked
• Appraisal value confirmed — if low, renegotiation or addendum required
• Loan approval (commitment letter) received and confirmed
• Clear-to-close obtained from lender before closing deadline

Ongoing: Title Search & Insurance

Common title issues in Florida that cause delays:

• Open permits — seller must close them before title can be insured
• HOA or condo association liens — must be paid at or before closing
• Judgment liens — old lawsuits or unpaid debts attached to the property
• Estate issues — property sold by heirs without proper probate documentation
• Survey issues — encroachments or boundary discrepancies

Florida-Specific: HOA & Condo Approval

The TC tracks the HOA/condo approval process proactively — requesting estoppel letters, submitting buyer applications, and monitoring response timelines so an extension can be negotiated if approval is running late.

Closing Week

• Final walk-through scheduled (typically 24 hours before closing)
• Closing date, time, and location confirmed with all parties
• Preliminary HUD/ALTA settlement statement reviewed for accuracy
• Wire transfer instructions confirmed with the buyer
• All remaining documents signed and uploaded to broker compliance
• Utility transfer coordination (where applicable)
• Keys, access codes, and garage openers staged for handoff

Closing Day

Florida closings are typically handled at the title company. The buyer (and often the seller) signs documents, funds are wired, and ownership transfers. Your TC's job through closing day is making sure everyone is where they need to be, the compliance file is complete, and nothing is waiting on a missing signature or document.

After closing, a well-run TC delivers the full compliance file to your broker — signed contract, all addenda, MLS confirmation, and any required disclosures — so your file is clean before you move on to the next deal.

Why This Process Needs Active Management

Reading this list, it might seem like these are just tasks that happen automatically. They don't. Every item above requires someone to initiate it, track it, and follow up if it doesn't happen. That's 100+ individual touches across a 30–45 day window — with deadlines that are legally binding and consequences for missing them.

That's what a Transaction Coordinator does. And it's why agents who use TC support close more deals with fewer problems than those managing the process themselves.