Went under contract on a Nashville home? Here is every step from signed contract to keys in hand, how long each one takes, and what the Six1Five Living team handles on your behalf. The period between a signed contract and the closing table is where deals are made, managed, and occasionally lost.

At a Glance

For most financed purchases in Nashville, the contract-to-close period runs 30 to 45 days, according to Tennessee closing data via ibuyer.com. Cash purchases can close in 7 to 21 days. The steps below apply to a standard financed transaction.

Day 1 Contract Bound	Executed contract sent to title company, lender, and all parties. Due diligence period starts. Wire earnest money within 2-3 business days.
Days 1-14 Due Diligence	Schedule inspections immediately, general, roof, HVAC, sewer, structural. Review results, negotiate repairs or price reduction, or terminate and get earnest money back in full. This window closes on Day 14.
Days 7-21 Appraisal	Lender orders appraisal. If the home appraises below purchase price, buyer and seller must renegotiate, buyer covers the gap in cash, or the deal ends.
Days 14-35 Underwriting	Lender reviews income, assets, employment, and title. Most of the waiting happens here. Respond to every document request the same day. Wire fraud attempts are most common during this phase.
Days 35-42 Clear to Close	Lender issues Clear to Close. Title company sends Closing Disclosure, federal law requires a 3-business-day review before signing. Read every line.
Days 43-45 Closing	Final walkthrough the day before or morning of closing. Then: sign at the title company, lender funds the loan, deed is recorded with the county. Keys change hands at recording.

Day 1: Signed, Bound, and the Clocks Are Running

The moment both parties sign, our team sends a bound contract email to everyone involved: the title company, the lender, the co-op agent, and all parties. This email starts every clock in the transaction.

For our sellers, we work with Lux Title and Escrow and Carney Title depending on the transaction. Title is the administrative center of your closing, and a good one makes the difference between a smooth close and a stressful one.

Earnest Money

Earnest money is the buyer’s deposit, held in escrow by the title company, that signals serious intent. In Nashville, earnest money typically runs 1 to 2 percent of the purchase price. On a $700,000 home, that is $7,000 to $14,000 sitting in escrow.

It is due within the timeframe specified in the contract, usually 2 to 3 business days from binding. Missing this deadline is a contract default. Wire it immediately.

Earnest money is refundable during the due diligence period. Once that period ends, the circumstances under which you can get it back narrow significantly. The two most common remaining protections are a financing contingency and an appraisal contingency.

Understand what your contract says before due diligence expires.

Days 1-14: Inspect Everything. Decide Before Day 14.

Tennessee’s due diligence period begins the day the contract is bound and runs 10 to 14 days as negotiated in the contract. Tennessee does not use an option period like Texas, this window is your full protection period. During it, the buyer can terminate for any reason and receive the earnest money back in full. Once it expires, your options narrow considerably. Do not let it run out without a decision.

Inspections

Schedule your general inspection within 48 hours. Inspectors book fast, and you need results back with time to negotiate before the window closes. We attend inspections with our clients, if something significant surfaces, we want to see it firsthand before advising.

• General home inspection: structure, roof, electrical, plumbing, HVAC, and all major systems. Budget 2 to 4 hours.
• Roof inspection: if the general inspector flags concerns, a licensed roofer gives you specifics and a repair estimate.
• Sewer scope: relevant for homes over 20 years old. Inexpensive relative to what it finds.
• Mold testing: if there is any moisture history in the disclosure, test.

Your Three Options After Inspection

Once results are in and still within the due diligence window, you have three paths:

• Accept the property as-is and proceed.
• Request repairs or a price reduction from the seller.
• Terminate and receive your earnest money back in full.

Sellers are not required to make repairs in Tennessee. They can decline any or all requests. Leverage depends on the specific home, the market, and the nature of the issue.

Days 7-21: What the Lender’s Appraiser Is Looking For

For financed buyers, the lender orders an appraisal during or just after the due diligence period. If the home appraises at or above the purchase price, the transaction proceeds. If it appraises below, you have decisions to make.

Appraisal gaps are less common in Nashville’s current market than in 2021-2022, but they still happen. With an appraisal contingency you can renegotiate or exit. If you waived it, you are responsible for covering the gap in cash.

If you are concerned about appraisal gap risk on a specific property, ask us before you make the offer. We run a comparable sales analysis as a standard part of the offer process.

Days 14-35: Underwriting Is Quiet. Wire Fraud Is Not.

While the appraisal is in progress, your lender is running full underwriting: verifying income, reviewing bank statements, confirming employment, and examining the title report. This is where most of the waiting happens.

The most common cause of delays: the lender asks for a document and the buyer does not respond quickly. Respond to every lender request the same day.

Wire Fraud Warning: Read Before You Transfer Any Funds

Wire fraud is the fastest-growing form of real estate fraud in the country. Criminals intercept email communications and send buyers fraudulent wiring instructions that appear to come from the title company, the lender, or the agent. The money goes to a fraudulent account and is almost never recovered.

The rule: never wire money based on instructions received by email alone. Always call the title company directly at a number you looked up independently to verbally confirm wiring instructions before initiating any transfer. Every time. No exceptions.

Days 35-42: Almost There. Read This Before You Sign.

When the lender has completed underwriting and satisfied all conditions, they issue a Clear to Close. The title company then sends the Closing Disclosure to the buyer. Federal law requires at least 3 business days for review before signing. Read every line. It itemizes every fee, credit, and amount due at closing.

Days 43-45: The Finish Line

Final Walkthrough

The final walkthrough happens the day before or morning of closing. It confirms the home is in the same condition as when the contract was signed, agreed repairs are complete, and nothing has been damaged or removed. If something is wrong, tell us immediately. We can delay closing or negotiate a holdback at the table.

Closing Day

Closing happens at the title company. Bring a government-issued photo ID. If you are wiring funds, have confirmation the wire was sent and received before you arrive.

Buyers sign significantly more documents than sellers. Budget 45 to 90 minutes for a financed buyer closing. Sellers often sign in 15 to 20 minutes. Both can be done in person or via remote online notarization with advance arrangement.

Once documents are signed and the lender funds the loan, the title company records the deed with Davidson County or the relevant county. Recording is what transfers ownership. The moment recording is confirmed, keys change hands.

Questions about the closing process? The team is easy to reach. Still in the search stage? The payment calculator gives you a real monthly number to work from.

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Frequently Asked Questions About the Nashville Contract-to-Close Process

How long does it take to close on a home in Nashville?

Most financed purchases in Nashville close in 30 to 45 days from the executed contract date. Cash purchases can close in 7 to 21 days. The timeline is driven primarily by the lender’s underwriting process. Buyers who respond quickly to lender document requests can compress the timeline meaningfully.

Can a buyer back out after going under contract in Nashville?

Yes, during the due diligence period. Tennessee contracts include a negotiated due diligence window, typically 10 to 14 days from the bound contract date, during which the buyer can terminate for any reason and receive the earnest money back in full. After that period expires, backing out typically means forfeiting the earnest money unless a financing or appraisal contingency applies.

What does a title company do in a Nashville closing?

The title company runs the closing in Tennessee. They hold the earnest money in escrow, conduct the title search, coordinate with the lender, prepare all closing documents, collect and disburse funds, and record the deed with the county after signing. Tennessee does not require a real estate attorney at closing.