Buying or selling in Dallas and wondering what really happens between signing a contract and getting the keys? The closing timeline has a lot of moving parts, and knowing what to expect removes stress and surprise. If you understand the role of the title company, how your funds move safely, and what happens on signing day, you can keep your closing smooth and on schedule. This guide breaks down the Dallas process step by step so you can plan with confidence. Let’s dive in.
Your Dallas closing timeline
Most Dallas home sales close within 30 to 60 days after contract acceptance. The exact timing depends on loan underwriting, appraisal, inspections, title work, HOA documents, and each party’s readiness.
Here is the typical flow from contract to keys:
- Earnest money deposited into escrow.
- Title search begins and a title commitment is issued.
- Inspections, repair negotiations, and appraisal (for financed buyers).
- Mortgage underwriting and preparation of loan documents.
- Title curative work if needed, such as obtaining lien releases or affidavits.
- Buyer receives the Closing Disclosure at least 3 business days before signing.
- Final walk-through the day of or the day before closing.
- Signing at the title company, in person or through an approved remote option.
- Funding and recording with the Dallas County Clerk.
- Disbursement of funds, delivery of keys, and post-closing filings or notifications.
Who is involved
Several professionals work together to move you from contract to closing:
- You and the other party. You sign the contract, respond to contingencies, and complete closing documents.
- Your agents. They coordinate inspections, deliver disclosures, and manage communication with title and lender.
- Your lender. They underwrite the loan, issue approval, and prepare the Closing Disclosure and loan package.
- The title company (escrow officer/closer). They perform the title search, prepare settlement statements, coordinate signing, hold and disburse funds, order payoffs, and handle recording.
- The title insurer. They underwrite owner’s and lender’s title insurance after reviewing the title commitment.
- Third parties. Appraisers, inspectors, surveyors, and the HOA or management company provide required reports or certificates.
- Dallas County Clerk. The office that records the deed and, if financed, the lien instrument that secures the loan.
Title company and insurance in Texas
In Texas, licensed title companies handle both escrow and settlement. They search the public record, issue the title commitment, coordinate curative work, and issue title insurance once the transaction funds.
Title commitment explained
The title commitment is the title insurer’s promise to issue policies if certain items are satisfied. It lists existing liens, easements, judgments, missing signatures, and other conditions. Review it with your agent early. Clarifying open items now prevents last-minute delays.
Curative work and timing
If the title search finds something that must be resolved, the title company coordinates the fix. Common cures include obtaining lien releases, recording corrective deeds, securing affidavits, confirming mortgage payoffs, or updating surveys. Expect most back-and-forth within the 1 to 2 weeks before closing. Complex items can delay funding, so fast responses to title requests help keep your date.
Title insurance basics
Most financed purchases include two policies:
- Lender’s policy. Protects the lender up to the loan amount.
- Owner’s policy. Protects your ownership interest as the buyer.
Coverage and exceptions are described in the commitment. Who pays for which policy is negotiable and set in the contract, along with recording fees and other closing costs. In Texas, your loan is typically secured with a Deed of Trust that the title company records when the loan funds.
Wire transfers and fraud safety
Wire fraud in real estate is a real risk. Scammers spoof email accounts and slip in fake wiring instructions to steal funds. Protect yourself with simple checks:
- Do not wire money based only on an email. Call the title company using a verified phone number you already have and confirm the routing and account details verbally with your escrow officer.
- Use multi-factor verification. If anything changes, confirm again by phone on the day of funding. Be cautious of last-minute surprises or new payment methods.
- Ask your closer about their wire policy. Some allow cashier’s checks delivered in person.
- Keep communications in a single thread with your known contacts and watch for small email address changes.
- If you suspect a scam, immediately contact your title company, your bank, your agent, your lender, and law enforcement. You can also file a report with the FBI’s IC3 and the CFPB.
What happens on closing day
Closing day has two parts: your final walk-through and your signing appointment. After you sign, the file moves to funding, recording, and key handoff.
Final walk-through
Plan your walk-through for the day of or the day before closing. Bring your contract and any repair agreements or receipts. Confirm that agreed repairs were completed, utilities are on, personal property included in the contract is present, and no new damage occurred. If you find an issue, alert your agent and the title company right away. The parties may need to repair, escrow funds, or adjust timing.
Documents you will sign
For a financed purchase, you will typically sign:
- Closing Disclosure (provided at least 3 business days before signing).
- Promissory Note.
- Deed of Trust (the security instrument recorded after funding in Texas).
- Deed transferring title to you, such as a General Warranty Deed or Special Warranty Deed.
- Affidavits, tax forms, and settlement statements, along with any Texas-specific disclosures.
Sellers sign their deed, affidavits, payoff authorizations, and any transfer forms required by tax authorities or the HOA.
Identification and funds
Bring a government-issued photo ID for notarization. Your Closing Disclosure lists the amount you need for closing. Most title companies accept a verified wire or a certified or cashier’s check. Personal checks are usually not accepted for final funding.
Funding, recording, and keys
After you sign, the title company sends the loan documents to your lender for funding approval. Once funds are wired and final conditions are satisfied, the title company records the deed and, if applicable, the Deed of Trust with the Dallas County Clerk. Recording often happens the same day or within a few business days. Keys are released according to your contract, often once funds are disbursed and recording is confirmed.
After you close in Dallas County
A few administrative steps follow closing. Expect these items in the days and weeks after you get the keys:
- County recording. Your deed and any Deed of Trust become part of the public record with the Dallas County Clerk. This establishes you as the record owner and your lender’s security interest.
- DCAD and homestead exemption. You should appear in the Dallas Central Appraisal District (DCAD) records soon after recording. Texas homeowners can apply for a homestead exemption to lower property taxes. Applications are required and deadlines apply, often around April 30 for the tax year.
- Tax prorations. Property taxes are typically prorated at closing based on the contract. The settlement statement shows the proration.
- HOA registration. If the property is in an HOA, make sure you register with the association and confirm access details. A resale certificate or estoppel is usually obtained before closing.
- IRS reporting. The title company may file Form 1099-S for the seller to report sale proceeds. Sellers should keep tax documents and consult a professional as needed.
- Title policy delivery. The lender’s policy is usually issued at funding. Your owner’s policy is typically issued after recording and mailed to you.
- Utilities, insurance, and mail. Put homeowners insurance into effect by closing, and transfer utilities and your mailing address right away.
Pro tips to avoid delays
- Respond quickly to your lender and title company. Missing documents are a top cause of slowdowns.
- Read your title commitment early. Ask your agent and escrow officer about any exceptions or requirements.
- Verify wiring instructions by phone, every time. Treat changes as a red flag until verified.
- Plan your final walk-through. Bring repair receipts and your contract so you can confirm details on the spot.
- Confirm signing logistics. Texas allows remote online notarization, but availability depends on your lender and the title company. If you need a remote option, schedule it early.
Ready to close with confidence?
You deserve a closing that feels organized, calm, and on time. With clear expectations, strong title coordination, and careful wire verification, you can move from contract to keys without drama. If you want a seasoned, white-glove team to guide your sale or purchase across Dallas and the North Texas suburbs, connect with The Luxury Collective Group for a plan tailored to your timeline and goals.
FAQs
Who pays closing costs in Dallas home sales?
- Cost allocation is negotiable and set in the contract. Local customs vary, so your agent can outline typical splits for title insurance, recording fees, lender fees, and prorations.
How long from signing to recording in Dallas County?
- Many files record the same day or within 1 to 3 business days after funding. E-recording and lender timing are the main factors.
Can I close remotely in Texas?
- Texas permits remote online notarization, and some title companies offer remote options. Your lender and title company must both approve the method.
What if a title issue appears right before closing?
- The title company works to cure it by obtaining releases, affidavits, or corrective documents. If it cannot be cured in time, closing may be delayed or the parties may negotiate remedies.
What documents should I keep after closing?
- Keep your Closing Disclosure, final settlement statement, deed, note, Deed of Trust, title policy, survey, and inspection reports.
Who holds earnest money in Dallas transactions?
- The sales contract specifies the escrow holder. It is often the title company, and standard contract forms outline how escrow is handled.
