You Got a Contract on Your Niceville Home – Now What?

The Complete Timeline Every Seller Should Know

TL;DR:
Once you accept an offer on your Niceville home, you're looking at about 30 to 45 days of next steps. It’s a timeline full of specific deadlines—and the more you know about them, the smoother your sale will be. Here's the full picture, minus the guesswork.

Ever watched a neighbor’s home sale stall for months, only to fall apart right before closing? Meanwhile, someone else sells, moves, and is sipping iced tea in their new place. The difference? Knowing what’s actually happening behind the scenes—and when.

Since 2007, I’ve helped hundreds of Niceville sellers work through this exact process. While every deal has its quirks, this is the general flow. And knowing it puts you miles ahead.

The First 48 Hours: Getting Things in Motion
Once the contract is signed by both parties, I immediately send it over to the title company we discussed before listing. That starts the real behind-the-scenes work—far more than just opening a file.

Here’s what the title company does almost right away:

• Requests your mortgage payoff: They’ll contact your current lender to get the exact payoff amount. This ensures everything gets paid off properly at closing.

• Checks for clear title: This means confirming that there are no liens, unpaid taxes, or legal disputes tied to your property.

• Confirms ownership and legal status: They'll need to understand your marital status (because Florida is a homestead state) and whether all owners are U.S. citizens or foreign nationals—important for tax reporting.

• Flags this as a taxable event: Selling your home can trigger federal and state reporting requirements. In Florida, there’s no state income tax, which helps—but under federal law, sellers may have to pay capital gains tax if profits exceed $250,000 (or $500,000 for married couples filing jointly), unless exemptions apply. The title company helps make sure the correct IRS forms (like 1099-S) are filed.

None of this slows you down, but it’s a big reason why having the right team from the start matters. I’ve worked with trusted local title companies for years. We don’t just hand off paperwork, we keep the wheels turning from day one.

Days 3–5: Loan Application Time
While the earnest money is being handled, the buyer has five calendar days to turn in their full loan application. Not "get approved," just submit.

Here’s something I’ve learned after nearly two decades: if someone can’t meet this early deadline, they were probably never truly ready to buy. Better to find that out now than when the moving truck’s already scheduled.

The Inspection Window: Could Be 0, Could Be 15
Your contract will say exactly how many days the buyer gets for inspections. Some cash deals waive this entirely. Others take the full 15 days, especially with older homes or unusual features.

During this stretch, expect inspectors for:

• General systems and structure

• Termites and wood-destroying pests (very common around here)

• Permits and additions (important for older homes in Niceville)

Repair Negotiations: Where Strategy Matters
If repairs are part of the deal, this is the phase where requests show up. Buyers might ask for fixes, credits, or repairs based on what their inspector finds.

Not every ask makes sense, though. I’ve seen someone request $3,000 over a missing outlet cover. My job? Help you figure out what’s fair, what’s fluff, and how to protect your bottom line.

Want to talk through how I typically handle this phase? I’m happy to share what’s worked best for past sellers in your exact situation.

The 30-Day Loan Maze
From the day you go under contract, the buyer has about 30 days to wrap up financing. That includes the appraisal, underwriting, and mountains of paperwork.

The appraisal usually happens during this phase. If it comes in low, we’ll have to talk, sometimes we renegotiate, sometimes we challenge the appraiser’s number. It all depends on how far off it is and what kind of buyer we’re dealing with.

Final Walk-Through: Last-Minute Details
The buyer will walk through the day before closing. They’re checking to make sure everything still looks good, that repairs got done, and that you didn’t pack up something they thought was included.

Here’s a small trick: I recommend you do your own walk-through a few hours earlier. That way, if anything needs tweaking, we’ve still got time.

Closing Day: You Made It
This is it. You’ll head to the title company, sign a stack of documents, get your proceeds check, and hand over the keys.

It’s a big moment, and if we’ve done things right, it’ll feel more like a handshake than a hurdle.

Why All This Matters
Knowing the flow of the deal helps you:

• Avoid leaving your utilities on for too long

• Plan your move with real confidence

• Catch problems early, before they turn into deal-breakers

I use tech that tracks every deadline, but some things still come down to people skills, like when to push on a repair and when to let it go. That part? Comes from years of doing this work, right here in the Niceville market.

FAQ:

How long to close after accepting an offer?
Most homes in Niceville close in 30 to 45 days. Cash buyers? Sometimes as fast as two weeks.

What if the buyer misses a deadline?
Depends on which deadline and what your contract says, but you may have the right to cancel.

Are inspections required?
Not by law, but almost every buyer asks for one. Most want at least 7 to 10 days for it.

What happens if the appraisal is low?
We might renegotiate price, or we might challenge the appraisal using local data and comps.

Ready to sell your Niceville home with no surprises?
I’ve been doing this since 2007. No hidden fees. No drama. Just straight-up guidance, tailored to your goals.

Get your questions answered. Call or text Jim 850.499.2940

Timeline info reflects common practices for Niceville real estate sales. Deadlines vary based on contracts and market. This content is for education, not legal advice.