Save This Guide — Seriously, You'll Come Back to It

Before we dive into this adventure, do yourself a favor and save this blog post. Bookmark it. Screenshot it. Email it to yourself. Tape it to your refrigerator if that helps. If you’re planning to buy a home in Southeastern Massachusetts, you’re about to go through a process filled with excitement, deadlines, gorgeous homes, questionable basements, paperwork, and decisions you never knew existed.

And while this journey is absolutely worth it, it’s also a path filled with “Wait—what happens next?” moments. This guide is your map. A friendly, witty, totally judgment-free roadmap designed to show you exactly what happens from the moment you walk into “the one” to the moment you sit at the closing table as a brand-new homeowner.

And if you’d like even more tools, check out our Homebuyer Resource Center for everything you need to stay ahead.

So, settle in. Your homebuying adventure starts now.

Found the Perfect Place — Now What?

Every homebuyer story begins with a moment. Maybe you were scrolling through listings late at night, clicking “favorite” on every house with decent curb appeal. Maybe you pulled up in front of a home in New Bedford, Fall River, Fairhaven, Dartmouth, Lakeville, or somewhere leafy and charming in Westport. Maybe you weren’t even sure if this one was THE one.

Then you walked inside.

And suddenly the air felt different. Your shoulders relaxed. You pictured your coffee mug on that kitchen counter. You mentally placed your couch in the living room. You started thinking about paint colors you never cared about before. Maybe you even whispered, “This is it,” even if your agent pretended not to hear you.

This is the moment every Southeastern MA homebuyer waits for — when you go from casually looking to very seriously wanting.

So, what happens now?

You call your real estate agent immediately. Not later. Not tonight. Not when you “think about it.” Because in this market, someone else is thinking about it too — and they may be thinking faster.

Your agent will walk you through the first of many decisions:

• What price should you offer?

• How competitive is this neighborhood?

• How quickly are similar homes going under agreement?

• Are there other offers coming in?

• Should you include specific terms or contingencies to stand out?

This step is where emotion meets strategy. Finding the home feels like magic. Getting the home takes preparation, speed, and someone in your corner who knows the Southeastern MA market well enough to guide you.

And if you want real-time listing alerts that put you ahead of everyone else, use our VIP Home Search — it’s the best way to get updates before homes hit the big public sites.

The next step? Turning feelings into action.

The Offer to Purchase: A Two-Page Promise

Don’t let its size fool you — the Offer to Purchase may only be two pages long, but it carries the emotional weight of a small novel. This is where you officially say, “I want this house, and here’s what I’m willing to commit to.”

The Offer lays out:

• Your proposed purchase price

• Deposit amount

• Contingencies (inspection, financing, appraisal)

• Closing date

• Items included/excluded

• Deadlines

Every single change — even the tiny ones — must be initialed. Massachusetts takes accuracy seriously.

Then the negotiations begin. And oh yes, it can get dramatic. You may find yourself refreshing your phone like it’s your job. You might mentally negotiate with the universe. You may even give your email inbox a pep talk.

But this emotional rollercoaster is normal. Sellers review your offer, consider the terms, counter, modify dates, or sometimes accept immediately (which is thrilling and slightly suspicious, but still exciting).

Once both parties sign, the Offer becomes binding — and the clock toward inspections starts ticking.

You’re officially in the game.

Time to Update That Pre-Approval (Because Lenders Love Fresh Numbers)

While your offer is being reviewed, countered, accepted, or celebrated with nervous snacks, your lender steps back into the picture. Remember that pre-approval you got before you began your search? It’s time to dust it off and give it a refresh.

Lenders in Massachusetts want current information. They may ask to:

• Re-verify your income

• Double-check your credit

• Update your rate options

• Review your bank statements

• Recalculate your projected payment

• Confirm nothing major has changed financially

This step is quick but important. Think of it like sharpening your sword before entering a dragon’s lair. (The dragon, in this metaphor, is underwriting… but don’t worry, we’ll get there.)

Your updated pre-approval strengthens your offer and ensures that once your offer is accepted, you’re ready to move quickly — because Southeastern MA sellers expect momentum.

Meanwhile, the next phase of your story begins: determining exactly what you’re buying.

Inspections Begin — Brace Yourself, but Don’t Panic

With the Offer accepted, you now enter the “Let’s see what this house is really made of” chapter. Inspections in Southeastern MA usually begin within just a few days — often within the first 5-7 days after acceptance.

Oh, and you should NEVER feel pressured to forgo doing inspections. We recently wrote an entire blog about it and about a NEW Massachusetts Home Inspection Law.

Yes, home inspections can feel overwhelming, but they’re supposed to. That means your inspector is doing their job.

Typical inspections include:

• General home inspection

• Pest/termite inspection

• Radon testing

• Water quality testing (if the home is on a private well)

• Septic / Title V (if not already completed by the seller)

Inspections reveal the “story behind the walls.” Sometimes that story is boring (ideal). Sometimes it’s interesting (“Well, that’s… creative wiring”). Sometimes it’s thrilling (“There’s a what in the attic?”). But remember:
The purpose of inspections is clarity, not perfection.

Every home has issues — even new ones.
Your agent will help you process the findings, determine what’s normal, what’s negotiable, and what’s worth addressing with the seller.

But while you’re learning about the GFCI outlets and roof life expectancy, something else is happening behind the scenes…

Because your attorney?
They’re already working on your next big step.

The Purchase & Sale Agreement: Your Official Roadmap

(Happening While Inspections Are Going On)

Welcome to one of the most important chapters in the Massachusetts homebuying process: the Purchase & Sale Agreement, commonly called the “P&S.”

This detailed contract is the full, legally binding agreement replacing your short Offer to Purchase.
And here’s the key:
👉 Attorneys work on the P&S at the same time you're conducting inspections.

That means while you’re at the home opening windows, testing faucets, and saying things like, “Is that… mold? Or just dust?” your attorney is negotiating legal language, deadlines, and terms behind the scenes.

The Purchase & Sale Agreement includes:

• The final purchase price

• Your total deposit structure

• Inspection results and any agreed repairs

• Financing commitments

• Closing timelines

• Responsibilities of both parties

• Addendums and legal protections

• Title requirements

• Anything else negotiated after the home inspection

Once inspections conclude and both attorneys agree on the final language, it’s time to sign.

Here’s the order:

1. You, the buyer, sign first

2. You deliver the second (larger) deposit

3. The seller signs

4. Fully executed copies are exchanged

This is the moment the transaction becomes solid.
It’s real.
It’s happening.
And now the next big phase begins — the mortgage.

Formal Mortgage Application — Prepare Your PDF Folder

Once the P&S is signed, your lender shifts from “pre-approval mode” to “full mortgage application mode.” This is where you present your entire financial life story in a neatly uploaded package.

The lender may request:

• Pay stubs

• W-2s

• Tax returns

• Bank statements

• Letters explaining bank deposits

• Employment verification

• Asset documentation

• Identification

• Proof you haven’t secretly bought a yacht

Underwriters (the financial detectives of the mortgage world) will examine everything. The more responsive you are, the faster the process moves.

And a quick warning:
For the love of coffee, do not make any big financial moves during this time.
No car loans.
No new credit cards.
No furniture financing.
No co-signing.
No impulse Peloton purchases.

Underwriting sees all.

With your application submitted, we now enter the next checkpoint: proving the home is worth what you're paying.

Bank Appraisal — The Value Test

The appraisal is the lender’s way of confirming that the home’s value aligns with your purchase price. The bank hires the appraiser, and their job is to evaluate the home, compare it to recent local sales, and determine fair market value.

There are three possibilities:

1. Appraisal meets the purchase price
   Great! Everyone breathes deeply again.

2. Appraisal comes in higher
   Congratulations, instant equity!

3. Appraisal comes in low
   Not ideal, but not the end of the world. Your agent will guide you through renegotiation options.

Appraisals keep the market fair and protect you from overpaying — especially in competitive areas.

Once the appraisal is approved, you’re inching closer to the finish line.

Homeowners Insurance Binder — Protecting Your New Investment

Next, you’ll choose a homeowners insurance policy. This begins with a conversation with your insurance agent, who will help you decide on coverage levels and deductibles.

Once your policy is selected, the insurer issues a binder, which your lender requires as proof of insurance before preparing closing documents.

It’s quick, it’s easy, and it ensures your home is protected from day one.

Mortgage Commitment — The Lender’s Official “Yes”

Receiving your mortgage commitment letter is a big milestone. It means the lender agrees to lend you the money (pending a few standard conditions).

Mortgage commitments must be received before the P&S deadline, or your deposit could be at risk. Your lender and agent will keep close track of this date — it’s important.

Once you have commitment, the final stretch begins.

Closing Disclosure — The Final Numbers

At least three days before closing, your lender will send you your Closing Disclosure (CD). This document outlines every dollar moving in or out of the transaction, including:

• Closing costs

• Escrows

• Taxes

• Credits

• Prepaid items

• Bottom-line cash-to-close amount

Review this carefully. Compare it to the Loan Estimate you received earlier. Ask questions if anything seems unclear. Once you acknowledge the CD, the lender can prepare your final closing package.

Now it’s time to prep for your move.

Schedule Utility Transfers — Your Future Self Will Thank You

In the days leading up to closing, call the various utility companies and schedule service transfers into your name for closing day. That includes:

• Electricity

• Gas or oil

• Water

• Trash/recycling (varies by town)

• Internet

Important: Schedule transfer, not disconnection.
You want everything running smoothly when you walk in.

Final Walk-Through — One Last Look

Usually scheduled right before closing, the walk-through is your chance to verify:

• The home is in the same condition as when you offered

• Agreed-upon repairs were completed

• There is no new damage

• The sellers removed their belongings

• Items included in the sale remain

• The home is broom-clean

This is not a second inspection; it’s simply confirmation that you’re getting what you agreed to.

Once the walk-through is done, you’re ready for the grand finale…

Closing Day — Keys, Please

This is it. Closing day. The final chapter. The moment when you go from “homebuyer” to homeowner.

You’ll meet with the closing attorney (and sometimes the seller’s attorney) to:

• Review the settlement statement

• Sign loan documents

• Sign the note and mortgage

• Transfer funds

• Complete final verification

• The deed is signed and recorded

And just like that, you’ve completed the full homebuying adventure — from that first magical walk-through to the moment the keys land in your hand. Buying a home in Southeastern MA might be a journey filled with deadlines, paperwork, and a few plot twists, but with the right roadmap (this one!) and the right team by your side, it becomes not just manageable… but exciting.

Here’s to your new home, your next chapter, and the adventure that got you there.

You've got this — and we've got you.

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See their experiences and stories right here:
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