Your Path to Homeownership
The Contract-to-Close
Timeline
Congratulations on going under contract. This guide walks you through every step from contract to keys — designed to give you confidence without overwhelm.
How Does the Home Buying Process Work in Tulsa?
In Tulsa, the home buying process moves from pre-approval and offer to a 30–45 day closing timeline. Once under contract, you’ll navigate inspections, appraisal, and underwriting before receiving your keys. Holly guides buyers through every step with clear communication and calm expertise.
What Does Holly Do Differently as a Buyer’s Agent?
Holly Berry brings calm to a process that can feel chaotic. She explains what’s coming before it happens, handles the moving pieces, and keeps communication steady. Buyers across Tulsa, Jenks, Bixby, and Broken Arrow rely on her for strategic guidance and genuine care from first showing to closing day.
What Should You Expect When Buying a Home in Tulsa?
Expect a process that’s organized, not overwhelming. From offer acceptance through inspection, appraisal, underwriting, and your final walkthrough, each phase has clear milestones. This guide walks you through the full contract-to-close timeline so you always know where you stand.
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“You found the one, wrote the offer, and got it accepted. Now what? From inspections and appraisals to title work, final walkthroughs, and that magical day we call closing — I'll be walking you through every single step.”
Holly Berry — Realtor, Keller Williams
Step One
Offer Accepted
Contract Signed
Your offer has been accepted and you're officially under contract. This marks the formal beginning of your journey to homeownership.
Paperwork Distribution
Your agent sends the executed contract to your lender and title company to initiate the closing process and timeline.
Celebrate & Prepare
Take a moment to celebrate this milestone! Then shift your mindset into due diligence mode as we begin working through the closing process.
Important
Earnest Money Deposit
Typically due within 1–3 days of signing. This good-faith deposit shows the seller you're serious.
1
Amount
Usually 1–2% of the purchase price. Your agent will confirm the exact amount specified in your contract.
2
Submission
Your agent will provide detailed instructions on how and where to submit your earnest money deposit.
3
Protection
This money is held securely in escrow until closing, where it's typically applied toward your closing costs or down payment.
Step Two
The Inspection Period
Your inspection period typically lasts 7–10 days after going under contract. This critical phase allows you to thoroughly evaluate the property's condition.
Schedule Promptly
Book your general home inspection as soon as possible after going under contract to allow time for additional inspections if needed. Plan to attend if possible — it typically takes 2–3 hours.
Consider Specialized Inspections
Based on the home's age and general findings, consider: sewer scope, radon testing, structural evaluation for foundation concerns, and other targeted evaluations.
Evaluate & Respond
After receiving reports, you can: request repairs for significant issues, ask for closing cost credits, accept as-is, or walk away if major issues are discovered (with earnest money intact).
Step Three
The Appraisal Process
Your lender will order an appraisal to confirm the home's value matches or exceeds the purchase price. This typically happens after the inspection period.
Independent Evaluation
A licensed appraiser visits the property and compares it to similar recently sold homes in the area to determine fair market value.
Protection Mechanism
The appraisal safeguards both you and your lender from overpaying for the property, ensuring the loan amount is appropriate.
If Appraisal Comes In Low
We'll discuss your options: negotiate a lower price, make up the difference in cash, request a reconsideration of value, or exit with earnest money intact.
Step Four
Loan Finalization & Underwriting
The underwriting process can feel stressful, but it's a normal part of verifying that you qualify for your mortgage.
Financial Review
- ·Income verification through pay stubs and tax returns
- ·Credit history and current debt obligations
- ·Asset verification through bank statements
- ·Employment verification through your employer
Conditions & Documentation
- ·Recent pay stubs or bank statements
- ·Letters explaining credit inquiries or deposits
- ·Additional verification of assets or income
- ·Respond quickly to keep your closing on schedule
Financial Stability Period
- ·Do NOT open new credit cards or lines of credit
- ·Avoid large purchases or cash withdrawals
- ·Do not change jobs or employment status
- ·Do not miss any bill payments until after closing
Step Five
Final Walkthrough
Typically happens 1–2 days before closing. Your last opportunity to verify the property's condition before taking ownership.
1
Verify Property Condition
Confirm the home is in the same condition as when you went under contract.
2
Check Completed Repairs
If the seller agreed to make repairs, verify all work has been completed.
3
Test All Systems
Run HVAC, plumbing, and electrical. Turn on faucets, flush toilets, test appliances.
4
Confirm Inclusions
Ensure all items in the purchase agreement — appliances, fixtures — are present.
Step Six
Closing Day
This is the day you've been waiting for. Closing typically takes place at the title company and lasts about an hour.
Before You Arrive
- ·Bring valid government-issued photo ID
- ·Bring proof of wire transfer or cashier's check for closing costs
- ·Review your Closing Disclosure (sent at least 3 days prior)
During Closing
- ·Sign numerous documents — loan docs, title transfer, etc.
- ·Funds are transferred from your lender to the seller
- ·The deed is recorded with the county
After Signing
- ·Receive your keys, garage door openers, and access codes
- ·Get copies of all signed documents for your records
- ·Officially become a homeowner!
After Closing
Your First 30 Days
Utility Transfers
Contact all utility providers to transfer services into your name: electricity (PSO), natural gas (ONG), water and sewer through your city, trash, recycling, internet, and cable.
Tax Benefits
File your homestead exemption by March 15th to save on property taxes — a significant break available to homeowners on their primary residence.
Moving In Strategically
Deep clean before moving furniture in. Change locks or rekey all exterior doors. Set up a "command center" with essentials first. Unpack room by room.
You've Got This
Your Home Awaits
Buying a home doesn't have to feel overwhelming or chaotic. With this calm, strategic approach — and your dedicated agent by your side — the closing process can be surprisingly smooth.
Remember, your agent remains available to answer questions even after closing. I'm here to support you through the entire homeownership journey.
Schedule A Buyer ConsultQuestions? (918) 781-2563 · hollyberry@kw.com