Buying in Cary and trying to map out what happens after your offer is accepted? North Carolina has a clear rhythm to the offer‑to‑closing process, but the steps can feel fast the first time you go through them. You want to know when to send money, when to schedule inspections, and how long it really takes to get keys. This guide walks you through each milestone, with typical Cary and Wake County timelines so you can plan with confidence. Let’s dive in.

Your NC offer‑to‑close timeline

Day 0: Offer accepted and contract formed

Once the seller signs, your contract is ratified and all deadlines begin. You and your agent confirm the escrow agent or closing attorney and note the due diligence deadline, loan commitment date, and closing date. Set reminders so nothing slips.

Days 1–3: Deliver deposits and set the pace

Within 1 to 3 business days, you typically deliver two separate payments if negotiated in your contract:

• Earnest money to the named escrow agent.
• A due diligence fee directly to the seller.

At the same time, share updated documents with your lender. A strong pre‑approval should already be in place before you wrote the offer.

Due Diligence Period: 7 to 14 days is common

Your due diligence period is your protected window to investigate the home and decide whether to move forward. In Cary, 7 to 14 days is common, with 10 days often chosen. In multiple‑offer situations, you may see shorter windows, while more complex homes may need longer.

Use this period to:

• Order a general home inspection within the first 48 to 72 hours.
• Schedule any specialty checks: termite, radon, HVAC, roof, septic, or well testing if applicable.
• Review disclosures and any HOA documents.
• Confirm feasibility for planned renovations or financing.
• Finalize your full loan application and provide all requested items to underwriting.

If you choose not to proceed, you must send written termination before the due diligence deadline to keep your contractual protections.

Inspections and repair negotiations

If inspections reveal items of concern, you can request repairs or a credit during due diligence. Sellers may agree, offer a credit, refuse, or counter. If you cannot reach agreement by the deadline, you can still proceed, or you can terminate within the due diligence period under the contract’s terms.

Financing and appraisal: set your commitment date

Your lender will order the appraisal once your loan file is moving. In Wake County, appraisals are commonly scheduled within 7 to 14 calendar days of the order, with the report a few days after. Many buyers set a loan commitment or financing approval deadline around 30 days from ratification, though 21 to 45 days can work depending on loan type and readiness. FHA and VA loans may require a bit more time in some cases.

A loan commitment is written approval or approval with conditions to close. If you cannot satisfy the financing contingency by the deadline, you and the seller can discuss an extension or other options per the contract.

Title work and closing prep with your attorney

In North Carolina, closing attorneys handle title, settlement, and recording. Your attorney will run the title search, gather payoff statements, and coordinate closing documents. Title commitments typically arrive 7 to 14 days before closing, which allows time to clear any issues. If there is an HOA, order estoppel and resale documents early since they can take 7 to 14 days and sometimes longer.

Final week: walkthrough, numbers, and funds

In the last week, you will review your final settlement statement, confirm exact funds to bring, and schedule your signing appointment with the attorney. Plan for a final walkthrough 1 to 3 days before closing to confirm the home’s condition and any agreed‑upon repairs.

Closing day and recording

On closing day, you sign loan and closing documents, your lender wires funds, and the attorney submits the deed and deed of trust to the Wake County Register of Deeds. With e‑recording, recording is often same day or the next business day, depending on county processing. Once recorded, you are the official owner and can receive keys.

How long closing usually takes in Cary

• Conventional financing: 30 to 45 days is common from acceptance to closing.
• Faster closings: 21 days can be possible with all‑cash or very prepared financing.
• Longer timelines: More than 45 days can happen with new construction, complex title, out‑of‑state sellers, or additional inspections.

What makes Cary’s timing unique

• Active spring market: Sellers may prefer shorter due diligence periods and faster closings. Book inspectors and appraisers quickly.
• Service availability: High‑volume periods can add 3 to 7 days to inspection or appraisal scheduling.
• Utilities and systems: Many Cary homes use municipal water and sewer, which simplifies testing. If a property has a well or septic, allow extra time for inspections and permits.
• HOA volume: Many communities have HOAs. Order estoppel and resale packets early to avoid delays.

Fees that matter: due diligence vs. earnest money

• Due diligence fee: Negotiated between you and the seller. Paid to the seller, typically non‑refundable, and credited to you at closing.
• Earnest money: Held in escrow and applied to your purchase at closing. Refund rules depend on contract terms and timing, including whether you terminate within the due diligence period.

Knowing the difference helps you set the right risk level for your offer and timeline.

Key deadlines you set in the contract

• Due diligence deadline: Your window to inspect, negotiate, and, if needed, terminate.
• Earnest money delivery: Commonly due within 1 to 3 business days of acceptance.
• Loan commitment date: Often around 30 days, but can range from 21 to 45 days.
• Closing date: Selected in the contract and extendable by mutual agreement.
• Repair requests: Submit before due diligence expires to preserve leverage.
• Final walkthrough: Typically 1 to 3 days before closing.

Common pitfalls to avoid

• Choosing too short a due diligence period: If you cannot schedule inspections within the first 48 to 72 hours, you may run out of time to negotiate.
• Confusing fee types: Do not mix up due diligence and earnest money; they behave differently under the contract.
• Waiting to order HOA documents: Estoppels can take 7 to 14 days and often slow files that were otherwise ready.
• Underestimating appraisal timing: In busy periods, scheduling and reporting can stretch beyond two weeks.
• Assuming the appraisal equals market value: Appraisals support the lender. A low value can require renegotiation, more cash, or loan changes.

Quick buyer checklist

• Before you offer:
  • Get a strong pre‑approval and choose a local lender and closing attorney.
  • Talk with your agent about a realistic due diligence period for the season.
• Day 0:
  • Confirm escrow agent and attorney; set reminders for every deadline.
  • Schedule your general inspection immediately.
• Days 1–3:
  • Deliver earnest money and due diligence fee per the contract.
  • Send all requested documents to your lender and authorize the appraisal.
  • Order HOA estoppel and resale documents if applicable.
• During due diligence:
  • Complete inspections and any specialty tests.
  • Review disclosures and HOA rules.
  • Submit repair requests early and decide before the deadline.
• After due diligence:
  • Monitor underwriting, clear conditions, and track title progress with your attorney.
• Final week:
  • Review final figures, arrange your wire or cashier’s check, schedule walkthrough, and bring your ID to closing.

Final days: what to expect

Expect a lot of coordination in the final week. Your lender and attorney will confirm numbers, your agent will schedule the walkthrough, and everyone will be working toward a smooth recording. If something unexpected comes up, quick communication often keeps the closing on track.

When you are ready to buy in Cary, you deserve clear guidance, strong negotiation, and a calm, step‑by‑step plan from offer to keys. If you want that kind of support, reach out to Tanya Ireland. Let’s talk about your move.

FAQs

What is the due diligence period in North Carolina and how long should I pick?

• For Cary, 7 to 14 days is common; choose a length that lets you schedule inspections within 48 to 72 hours and negotiate before the deadline.

When should I schedule inspections after my offer is accepted in Cary?

• Book your general inspection immediately and aim to complete it within the first 48 to 72 hours of due diligence, then add any needed specialty inspections.

How long do appraisal and underwriting take in Wake County?

• Appraisals commonly schedule within 7 to 14 days with reports a few days later; underwriting can take 7 to 21 days once your full file is submitted.

Who handles title, escrow, and closing in North Carolina?

• A closing attorney typically handles title search, settlement, escrow, and recording, coordinating with your lender and the seller’s side.

When will my deed record in Wake County after closing?

• With e‑recording, deeds are typically recorded the same day or the next business day, depending on county processing.

What are the most common causes of closing delays in Cary?

• Delays often come from appraisal issues, underwriting conditions, HOA estoppel timing, title exceptions or liens, or scheduling backlogs during busy seasons.