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From Contract to Close: Your Complete Tulsa Home Sale Roadmap
You've accepted an offer — congratulations! Now comes the journey from contract to closing day. While this process might seem complex at first, it's actually a well-orchestrated series of steps that typically takes 30 to 45 days in Tulsa. Think of it as a relay race where different professionals handle specific tasks to get you smoothly to the finish line.
This guide walks you through every milestone, clarifies who's responsible for what, and helps you understand exactly what to expect along the way. You'll learn about inspections, appraisals, title work, and closing costs — all explained in plain language without the confusing jargon. By the end, you'll feel organized, informed, and ready to hand over those keys with confidence.
Understanding Your Closing Timeline
1
Days 1-7
Title work begins, inspections scheduled
2
Days 7-14
Inspections completed, appraisal ordered
3
Days 14-30
Repairs negotiated, loan processing
4
Days 30-45
Final walkthrough and closing
Most Tulsa home sales close within 30 to 45 days after contract acceptance, though this timeline can vary based on financing type and specific contingencies. Cash offers often close faster — sometimes in as little as two weeks — while FHA or VA loans might need the full 45 days or slightly longer.
Your contract will specify an official closing date, but think of this as a target rather than a guarantee. Various factors can shift this timeline slightly: inspection results, appraisal scheduling, lender processing times, or repair negotiations. The key is staying flexible and responsive throughout the process.
Don't worry — your agent monitors these deadlines closely and will keep you updated on any adjustments. Most delays are minor and can be accommodated with a simple contract amendment. The best thing you can do is respond promptly to any requests for documents or access to the property.
Title and Escrow Setup: Behind the Scenes
Within days of contract acceptance, the title company begins working behind the scenes to ensure you can legally transfer ownership of your property. This process, called a title search, involves examining public records to verify you own the home free and clear of any unexpected claims, liens, or encumbrances that could complicate the sale.
The title company also sets up an escrow account, which acts as a neutral holding place for funds and documents until all conditions are met. Think of escrow as a trusted referee that makes sure everyone fulfills their obligations before money and property change hands. Your earnest money deposit from the buyer goes into this account, and it will eventually be applied toward their purchase at closing.
Occasionally, the title search uncovers issues — perhaps an old contractor's lien, an unpaid HOA fee, or a recording error from years ago. Don't panic if this happens. Most title issues can be resolved quickly with a few phone calls or document signings. Your title company handles these details professionally, and your agent will guide you through any necessary steps.

Pro Tip: Have copies of your mortgage payoff information, property tax records, and HOA documents ready. Quick access to these helps title companies work more efficiently and can prevent small delays.
The Buyer's Inspection Period
01
Inspection Scheduled
The buyer typically schedules a home inspection within the first 7-10 days after contract acceptance. You'll need to provide access to the property, including attic, crawl spaces, and all mechanical systems.
02
Inspector Visits
A licensed inspector will spend 2-4 hours examining your home's structure, systems, and components. This is routine — every home gets inspected, and every home has some findings. Stay calm and let the process unfold.
03
Report Delivered
The inspector sends a detailed report to the buyer, noting everything from minor maintenance items to significant concerns. Most reports are 30-50 pages long and include photos and descriptions.
04
Buyer Response
The buyer decides what, if anything, they want to request. They might ask for repairs, a price reduction, or simply accept the home as-is. Your agent will help you evaluate and respond to their requests strategically.
Remember, inspection findings don't automatically mean you must make repairs. Everything is negotiable. Some sellers prefer to offer a credit instead of handling repairs themselves, while others choose to address only safety-related issues. Your agent will advise you on what's reasonable given current market conditions and the specifics of your contract.
The Appraisal Process
If your buyer is using financing, their lender will order an appraisal to verify the home's market value supports the loan amount. This typically happens within two weeks of contract acceptance. An appraiser will visit your property, take measurements and photos, and compare your home to recent sales of similar properties in your Tulsa neighborhood.
The appraiser's job is to provide an unbiased opinion of value — they work for the lender, not the buyer or seller. Most appraisals come in at or above the contract price, especially if your home was priced correctly from the start. However, if the appraisal comes in low, you have options: reduce your price, negotiate with the buyer, or request that the buyer increase their down payment to cover the gap.
Low appraisals are less common in balanced or seller's markets, but they can happen if comparable sales are scarce or if your home has unique features that don't translate to higher value. Your agent will help you navigate this situation if it arises, and in many cases, a simple conversation with all parties leads to a workable solution.
Loan Approval and Underwriting
While title work and inspections are happening, the buyer's lender is busy processing their loan application. This phase, called underwriting, involves verifying the buyer's income, assets, credit history, and employment status to ensure they qualify for financing. The underwriter reviews bank statements, tax returns, pay stubs, and other financial documents in detail.
Sometimes underwriters request additional documentation or clarification from the buyer — this is completely normal and doesn't necessarily signal a problem. However, it's crucial that your buyer maintains their financial status throughout this period. They should avoid making large purchases, opening new credit accounts, changing jobs, or doing anything that might affect their loan approval.
Pre-Approval vs. Final Approval
Your buyer likely had a pre-approval letter when they made their offer, but final loan approval doesn't happen until all conditions are satisfied and the underwriter signs off, usually a few days before closing.
Clear to Close
The magic words everyone waits to hear are "clear to close." This means the lender has approved the loan and the buyer is ready to proceed. Your agent will notify you as soon as this milestone is reached.
Occasionally, last-minute issues arise during underwriting — perhaps a buyer's credit score dropped, or their debt-to-income ratio changed. If this happens, your agent will communicate with the buyer's lender and keep you informed of any potential delays or concerns. In worst-case scenarios where financing falls through, your contract likely includes protections that allow you to keep the earnest money and relist the property.
Understanding Your Closing Costs
As a seller in Tulsa, you'll have several costs deducted from your proceeds at closing. Understanding these expenses ahead of time helps you plan accurately and avoid surprises when you review your final settlement statement. Here's what most sellers can expect to pay:
Real Estate Commission
Typically 5-6% of the sale price, split between your agent and the buyer's agent. This is usually your largest closing expense.
Title Insurance & Fees
In Oklahoma, sellers traditionally pay for the owner's title insurance policy, plus various title company service fees. Expect $1,000-$2,000.
Prorated Property Taxes
You'll pay your share of property taxes up to the closing date. If you've prepaid, you might actually receive a credit back.
HOA Fees & Transfer Fees
If your home is in an HOA, you'll pay prorated dues and any required transfer or capital contribution fees, which vary by community.
Agreed Repairs or Credits
Any negotiated credits for repairs or closing cost assistance will be deducted from your proceeds at settlement.
Outstanding Liens or Judgments
Your mortgage payoff is the big one here, plus any home equity loans, contractor liens, or other debts secured by the property.
Your closing disclosure statement will show every cost in detail, and you'll receive it at least three days before closing. Review it carefully with your agent to ensure all numbers are accurate. If something looks wrong or unexpected, speak up immediately — it's much easier to correct errors before closing day than after.
Keep Your Deal Moving: Seller Checklist
Your Action Items
Staying organized and responsive makes the closing process smoother for everyone involved. Here's how to keep things on track:
  • Respond to document requests quickly — title companies and lenders work on tight schedules, so same-day responses help prevent delays
  • Schedule agreed-upon repairs early — don't wait until the last minute to book contractors; get estimates and work scheduled within days of finalizing repair negotiations
  • Keep utilities active until after closing — buyers often need to do a final walkthrough, and inspectors or appraisers may need power and water to do their jobs
  • Maintain the property's condition — continue normal upkeep, lawn care, and maintenance; the buyer expects to receive the home in the same condition as when they made their offer
  • Stay accessible for showings — the buyer may bring family members for a second look, or need access for contractors to provide repair estimates

Pro Tip: Create a dedicated email folder for all transaction-related documents. When someone asks for that inspection report or repair receipt, you'll have it at your fingertips instead of searching through hundreds of messages.
Final Walkthrough and Closing Day
Twenty-four to forty-eight hours before closing, the buyer will conduct a final walkthrough of your property. This isn't a second inspection — it's simply a chance for them to verify that agreed-upon repairs were completed, the home is in the same condition as when they made their offer, and all fixtures and appliances that were supposed to stay are still there. Make sure the house is clean, empty of your belongings, and accessible for this visit.
On closing day, you'll meet at the title company office to sign the deed and other transfer documents. This typically takes 30-45 minutes. Bring a valid photo ID and any garage door openers, keys, or access codes you need to turn over. You'll review the settlement statement one final time, sign numerous documents, and then wait for the lender to fund the loan and wire your proceeds to your bank account.
1
Morning: Signing
You'll sign the deed, settlement statement, and various disclosures at the title company.
2
Afternoon: Funding
The buyer's lender wires the loan funds to the title company, which verifies receipt.
3
Recording
The title company files the deed with the county clerk, officially transferring ownership.
4
Keys Released
Once recording is confirmed, you hand over the keys and the buyer takes possession.
Funding and recording usually happen the same day in Tulsa, though occasionally recording might occur the following morning if there are delays. Once the deed is recorded, ownership officially transfers and your sale is complete. Your agent will let you know when you can expect your proceeds to hit your bank account — typically within 24-48 hours of closing.
What Happens After Closing
Congratulations — you've successfully sold your home! Now it's time to tie up a few loose ends and transition smoothly to your next chapter. Here's what to handle in the days following your closing:
  • Transfer or cancel utilities — call electric, gas, water, trash, internet, and security companies to end service at your old address
  • Forward your mail — file a change of address with USPS online or at your local post office; this ensures you don't miss important documents
  • Notify key parties — update your address with the DMV, banks, credit cards, insurance companies, IRS, and any subscription services
  • Save your closing documents — keep copies of your settlement statement and deed for tax purposes; you may need them for capital gains calculations
  • Celebrate your success — you've navigated a complex transaction and come out on the other side; take a moment to acknowledge this achievement
If any questions or issues arise after closing, your agent remains your resource and advocate. Don't hesitate to reach out if something doesn't feel right or if you need help resolving a post-closing matter.
"Closing should feel like the finish line — not the stress test. I'll guide you from contract to closing with clarity, communication, and calm every step of the way."
Morgan Tipton
Realtor® | Tulsa, OK
📧 [email protected]
📱 (918) 857-0084
🌐 www.morgantipton.com
📸 Instagram: @morgantipton.realtor