Transaction Timeline
What a Colorado Home Purchase Looks Like
From accepted offer to keys in hand, a visual map of the typical 30-45 day journey, with Clark's notes on what actually matters at each step.
Offer Accepted: MEC
Both parties sign the Contract to Buy and Sell. The Mutual Execution of Contract (MEC) is established and every deadline in the contract begins ticking from this moment.
Clark's Note
Confirm the exact MEC date and time with your agent. Every deadline flows from here.
Earnest Money Delivered
You wire your earnest money deposit to the title company. This typically needs to arrive within 3 business days of MEC. Missing this deadline puts you in default.
Clark's Note
Call the title company to verify wire instructions before sending. Never wire money based on an email alone.
Inspections Ordered
You schedule your general inspection, plus any specialized inspections: well, septic, radon, sewer scope, roof, structural. In mountain properties this window fills fast.
Clark's Note
In Buena Vista and Salida, good inspectors book out 3-5 days. Line one up the day the contract is signed.
Title, Insurance & HOA Reviews
The title company sends your Title Commitment. You shop for homeowner's insurance. If there's an HOA, documents arrive for your review. All three have separate objection deadlines.
Inspection Objection Deadline
If you have concerns from your inspection, you submit a written Inspection Objection to the seller listing specific items you want resolved.
Clark's Note
Be strategic, not exhaustive. Focus on health, safety, and material defects, not cosmetic items.
Inspection Resolution Deadline
The seller responds to your objection: agreeing to repairs, offering a credit, or declining. If you can't reach agreement, either party may terminate.
Loan Objection Deadline
Your lender must have your loan commitment in order. This is the last date you can walk away due to financing and still recover your earnest money.
Clark's Note
Stay in close contact with your lender. Delays in paperwork at this stage are the most common deal killer.
Appraisal Completed
Your lender's appraiser visits the property and delivers a valuation. If it comes in below the purchase price you have a defined window to object and renegotiate.
Clear to Close
Underwriting issues final loan approval. Your lender sends a Closing Disclosure at least 3 business days before closing. Review it carefully against your Loan Estimate.
Clark's Note
This is when surprises can still appear. Review the CD line by line and ask questions immediately.
Final Walk-Through
You do a final walk-through, usually 24-48 hours before closing, to confirm the property is in the agreed condition, agreed repairs are complete, and inclusions are present.
Closing Day
You sign loan documents, the title company disburses funds, the deed records at the county clerk's office, and ownership transfers. In Colorado, possession typically occurs the same day.
Clark's Note
Bring your ID and a certified check or confirm wire timing with the title company the day before. Closing day is exciting. Enjoy it.
You made it
Welcome Home.
The deed is recorded. The keys are yours. The mountains are waiting.