How Long Does It Take to Close on a House in Middletown, NY?

By Ammar Iqbal | Real Estate Salesperson, eXp Realty

One of the first questions buyers and sellers ask me is, "How long does it take to close on a house in Middletown, NY?" The short answer: most financed purchases take about 60 to 90 days from accepted offer to closing, and cash deals can often close faster. Here is why, and what happens along the way. For more on the area, see my Middletown, NY neighborhood guide.

Why New York closings take a little longer

New York is an attorney state. After an offer is accepted, the buyer and seller each hire a real estate attorney, and the seller's attorney drafts the contract. Nothing is binding until that contract is signed by both sides, which is different from many other states. Learn more in my post on real estate attorneys in Orange County.

A typical Middletown timeline

• Week 1: Offer accepted and attorneys hired. The buyer usually schedules the home inspection right away, since in New York inspections are commonly done before the contract is signed. My home inspection checklist covers what to look for.
• Weeks 1 to 3: Attorneys negotiate the contract. Once signed, the buyer puts down a deposit.
• Weeks 2 to 6: The lender orders the appraisal and underwrites the loan, working toward a mortgage commitment letter.
• Weeks 3 to 8: The buyer's title company runs the title search and municipal searches, looking for liens, open permits and other issues.
• Final 1 to 2 weeks: Clear to close, final walk-through, and closing day at an attorney's office or title company.

What can slow things down

• Open building permits or unpermitted work. See my post on open building permits.
• A low appraisal that requires renegotiation.
• Title issues, such as old liens or estate paperwork.
• Slow document turnaround from buyers or lenders.

It also helps to know which municipality the home is in. Many Middletown mailing addresses are actually in the Town of Wallkill, which affects searches and taxes. My post on Middletown addresses vs. the Town of Wallkill explains the difference.

How to keep your closing on track

Get pre-approved before you shop, hire your attorney quickly, answer lender requests the same day, and budget for closing costs in Orange County. Sellers can help by fixing permit issues before listing.

Ready to plan your move?

Buyers can browse Middletown homes for sale. Sellers can start with a free home value estimate. Questions about timing? Contact me and I will walk you through it.