After you accept an offer in Miami, the transaction moves through a structured sequence: escrow deposit, inspections, condo or HOA association approval (where applicable), buyer financing approval, title clearance, a final walk-through, and closing. The full timeline typically runs 30 to 60 days from executed contract to keys, though cash deals can close faster and financing-contingent deals occasionally take longer. Knowing each stage in advance is what keeps sellers in control.
Key Takeaways
Recent local market data shows the median days on market in Coral Gables is 42 days and in Key Biscayne is 44 days, which gives you a realistic baseline for local listing-to-contract activity as of September 2026.
According to Redfin's July 2026 data, Miami-Dade homes were taking a median of 88 days on market before going under contract, meaning buyers who reach the offer stage are serious and motivated to close.
The inspection period is the single most negotiation-active phase for Miami sellers; how you respond to repair requests shapes both your net proceeds and your closing date.
In Florida, closings are handled by either a licensed title company or a real estate attorney, and the closing agent manages the trust funds through to final disbursement.
Broker compensation is fully negotiable and not set by law; there is no standard or fixed rate. Any compensation offered to a buyer's agent is a separate, optional decision made by the seller.
Getting an offer accepted is a real milestone. But in my experience working with sellers across Coral Gables, Coconut Grove, and Brickell, the weeks between contract and closing are where deals either run smoothly or run into trouble. The sellers who come out best are the ones who understand what's coming before it arrives.
If you're still preparing to list, The Ultimate Guide to Selling Your Home in Miami covers the full picture from pricing to offer strategy. This post picks up the moment you sign that contract.
What are the first steps after a Miami home goes under contract?
The clock starts the moment both parties sign. Here's what happens in the first few days.
Escrow deposit
The buyer's escrow deposit, sometimes called earnest money, is due within the timeframe specified in the contract—under standard Florida FAR/BAR contract defaults, this is within 3 calendar days of execution unless negotiated otherwise. In Miami, those funds are held in a trust account by the closing attorney or title company, not by either party directly. Miami-Dade County real estate transactions follow Florida contract law on this, and the deposit amount is part of what you negotiated at the offer stage. A larger deposit signals a more committed buyer.
Escrow funds remain safely in trust until closing day. Right now, the key priority is verifying that the deposit was completed within the agreed timeframe. Confirming this with the closing team early on provides quick assurance that the transaction is moving forward as planned.
Choosing the title company or closing attorney
In Florida, closings and escrow deposits are managed by a title company or real estate attorney. In Miami-Dade County, standard local practice usually lets the buyer select the title company. However, who picks is completely negotiable, and sellers—especially in the luxury market—often negotiate to use their own trusted closing attorney or title firm. Having an experienced local closing team in your corner ensures title issues are cleared quickly and keeps the transaction moving smoothly.
Condo and HOA association approval
If your property is located in a condominium or homeowners association—as is standard in Brickell, Edgewater, and Key Biscayne—the buyer must submit an application for board approval shortly after contract execution. Florida law and association bylaws give boards a designated window (often up to 30 days) to process background checks, hold interviews, and issue formal approval certificates. During this window, your closing team will also request an estoppel certificate from the association to clear any outstanding balance or assessment inquiries. Confirming that the buyer submits their application immediately upon signing prevents late-stage closing bottlenecks.
Title search begins
Immediately after contract execution, the closing agent orders a title search through Miami-Dade County Official Records (managed by the Clerk of the Courts) and requests municipal lien searches. The search looks for recorded liens, open permits, code violations, unpaid taxes, or encumbrances attached to the property. Most of the time, this is uneventful. Occasionally, something surfaces—an old contractor lien, an unpaid HOA balance, or an open permit—and it needs to be cleared before closing. The earlier the search starts, the more time you have to address anything that comes up.
How do inspections and financing affect your closing timeline?
These two phases run largely in parallel during the middle weeks of the contract period, and they're where most delays originate.
The inspection period
Under standard Florida contracts, the buyer gets an inspection period—usually 10 to 15 days—to check everything from the roof to the pool. During this window, the buyer has the right to walk away from the deal for almost any reason and get their full deposit back. As the seller, your job is simply to keep utilities active and provide access.
Rather than walking away, buyers usually use this time to ask for repairs or price credits. This makes inspections the biggest negotiation phase after accepting an offer. Knowing which repair requests are genuine safety issues versus routine bargaining chips protects your net proceeds while keeping the deal together. For deeper strategies on navigating this phase, see Sell Your Miami Luxury Home Fast.
In Miami's luxury market, where recent local market data shows a median sale price of $2,562,500 in Coral Gables and $1,587,500 in Key Biscayne, inspection negotiations can involve significant dollar amounts. The right response is strategic, not reflexive.
Buyer financing and appraisal
If the buyer is financing the purchase, their lender will order an appraisal shortly after the inspection period. The appraiser is independent, hired by the lender, and their job is to confirm the property's value supports the loan amount. According to NAR research, appraisal issues are among the most common reasons contracts are delayed or renegotiated.
If the appraisal comes in at or above the contract price, the process moves forward. If it comes in low, you're back at the negotiating table. Your options at that point include reducing the price, having the buyer make up the difference in cash, or, if the contract allows it, disputing the appraisal with comparable sales data. This is exactly the kind of moment where having a local agent who knows the comps makes a real difference.
Once the buyer's lender grants final approval (Clear-to-Close), federal rules require a mandatory 3-business-day waiting period after the buyer receives their final disclosure before the deal can formally close. Accounting for this brief window prevents last-minute scheduling surprises. Cash buyers skip lender approvals and waiting periods entirely, which is why cash offers in Miami hold a clear advantage on closing speed.
Redfin's July 2026 data showed Miami-Dade homes taking a median of 88 days on market before going under contract, which means buyers who made it to the offer stage are motivated. But motivated doesn't mean their financing is guaranteed. Verify with your agent that the buyer's pre-approval is current and from a reputable lender before you relax.
Current Miami market context
Here's how property exposure and market activity look across key neighborhoods, based on recent local market data trailing approximately 90 days as of September 2026. While these days-on-market figures reflect the time needed to reach an accepted offer, your post-contract closing timeline will separately depend on buyer financing, title clearance, and inspection terms.
The FHFA House Price Index provides broader context on price trends that affect how appraisals come in relative to contract prices, worth understanding if your deal is at the top of its price range for the area.
What happens in the final week before closing?
Once the buyer has their clear-to-close and title is clean, the closing team prepares the settlement statement and schedules the closing date. Here's what the final stretch looks like for you as the seller.
Closing disclosure and settlement statement review
Your closing agent will send you a settlement statement detailing all final numbers, tax prorations, and closing fees prior to closing day. As the seller, one standard state requirement you'll pay is Florida’s deed transfer tax (documentary stamps), which includes a small local Miami-Dade surtax for condos and townhomes. This is a fixed state transfer tax calculated automatically by your closing agent at settlement.
Broker compensation is a separate matter entirely. Fees are fully negotiable and not set by law; there is no standard or fixed rate. Any compensation you choose to offer a buyer's agent is an optional, separately negotiated decision—not an automatic seller obligation. If you have questions about what you agreed to, your listing agreement is the document to review.
The final walk-through
The buyer will conduct a final walk-through, typically within 24 hours of closing. This is not a second inspection; it's a confirmation that the property is in the same condition as when they agreed to buy it, that any agreed-upon repairs were completed, and that all included fixtures and appliances are still in place. As the seller, your job is to have the home in that agreed condition. Make sure repairs are done, the property is clean, and nothing that was supposed to stay has been removed.
Walk-throughs rarely derail a closing, but issues do come up. A repair that wasn't completed, a fixture that was removed, or unexpected damage can create last-minute friction. I tell every seller I work with: treat the walk-through like a final showing. It matters.
Closing day
In Florida, the seller and buyer typically sign separately; you don't have to be in the same room as the buyer. You'll sign the deed and transfer documents with the closing team. Once all documents are executed and funds are verified, the deed is recorded with Miami-Dade County. Proceeds are then wired directly to you the same or next business day (for foreign sellers, note that federal FIRPTA withholding rules may apply at settlement). At that point, the transaction is complete.
Every situation is a little different; your specific timeline, costs, and any wrinkles along the way depend on your property, your buyer, and the contract terms. That's why the only way to know exactly what to expect is to work through it with someone who knows this market.
Frequently Asked Questions
How long does it take to close after accepting an offer in Miami?
Most Miami home sales close within 30 to 60 days of an accepted offer, with financed purchases typically taking longer than cash deals. Cash transactions can sometimes close in as little as two to three weeks, while deals involving jumbo loans or complex financing may run closer to 60 days. The inspection period, appraisal, and title clearance are the phases most likely to affect your specific timeline.
What happens to escrow after a Miami home goes under contract?
After a Miami home goes under contract, the buyer's escrow deposit is wired to the closing attorney's or title company's trust account, typically within three calendar days of contract execution under standard Florida defaults. Those funds are held in trust until closing, at which point they are applied toward the buyer's purchase price. If the deal falls through, the disposition of the deposit depends on the specific contract terms and which party, if any, is in default.
Who chooses the title company in Miami, the buyer or seller?
In Miami, who selects the title company or closing attorney is a negotiable point in the purchase contract; it is not automatically the buyer's or seller's right. In practice, the selection is often made by whichever party has the stronger negotiating position or by local custom for that price range and property type. Your agent can advise you on whether to push for your preferred closing attorney, which can meaningfully affect how smoothly the process runs.
Does the buyer's financing affect the seller's closing date in Miami?
Yes, the buyer's financing is one of the most significant variables in a seller's closing timeline. The buyer must receive a clear-to-close from their lender before the closing date can be confirmed, and delays in the appraisal, underwriting, or document review can push that date back. According to NAR, financing issues are among the top reasons closings are delayed nationwide. Cash offers eliminate this variable entirely.
Do you need an attorney to close a home sale in Miami?
In Florida, closings are facilitated by either a licensed title company or a real estate attorney, rather than an escrow officer as in some other states. Florida law does not require an attorney to conduct a real estate closing; a licensed title agent can manage escrow, issue title insurance, and execute the transfer. However, in high-value Miami real estate transactions, many buyers and sellers choose to retain an independent real estate attorney to review contract language, handle title clearance, and examine the settlement statement to ensure their legal interests are fully protected.
What inspections can delay closing for a Miami seller?
The general home inspection is the most common source of post-inspection negotiation, but in Miami, roof inspections, four-point inspections (required by many insurers for homes over a certain age), wind mitigation reports, and pool or seawall inspections can each surface issues that require resolution before closing. If repairs are negotiated and then not completed on time, the walk-through can flag the problem and delay the closing date. The best way to reduce this risk is to address known deferred maintenance before listing.
Accepting an offer is the start of a process that rewards sellers who stay organized, responsive, and informed at every stage. I've guided clients through hundreds of Miami closings, and the ones that go smoothly are almost always the ones where the seller knew what was coming before it arrived. If you're under contract now or expecting an offer soon, I'm happy to walk you through your specific timeline.
Schedule a consultation at elainekauffmann.com/contact and let's map out your path to closing.
About Elaine Kauffmann
Elaine Kauffmann is a top 1% Miami-Dade luxury real estate broker with over $100M in career sales and 14 years of experience specializing in ultra-luxury homes, waterfront estates, and new developments across Coral Gables, Coconut Grove, Miami, Key Biscayne, and Miami Beach. Ranked among Compass's Top 100 Agents and featured in Mansion Global and Real Trends, she represents high-net-worth buyers and sellers seeking exceptional properties and investment opportunities in Miami's most prestigious neighborhoods.
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Equal Housing Opportunity. Elaine Kauffmann, Broker Associate, licensed in Florida, affiliated with Compass, regulated by the Miami Association of Realtors (MiamiRE). This article is general information only and does not constitute legal, tax, or financial advice. Confirm your specific numbers and obligations with your real estate attorney, tax advisor, or lender.
