The steps in order
Every Delaware sale follows the same basic path; financing adds steps in the middle.
- Offer. Price, terms, who pays transfer tax, settlement date.
- Agreement of sale. Both sides sign; buyer deposits earnest money.
- Disclosures. Seller's property disclosure, radon disclosure, and lead paint forms for pre-1978 homes, unless exempt.
- Inspections. Buyer inspects within the contract period.
- Title search. Title company or settlement attorney finds liens and ownership issues.
- Financing (if any). Appraisal, underwriting, loan approval.
- Payoffs. Title company orders payoff letters for mortgages and liens.
- Settlement. Documents signed; funds exchanged.
- Recording. Deed recorded after transfer tax is paid.
Two things most often slow a sale down: title problems and financing. A buyer paying cash removes the financing risk, and ordering the title search early surfaces problems while there is still time to fix them.
Cash sale vs. financed sale
The main difference is the lender: a cash sale has no appraisal, underwriting, or loan approval to wait on.
| Step | Cash sale | Financed sale |
|---|---|---|
| Offer to signed agreement | Often days | Often days |
| Inspections | Short or none (as-is) | Usually inspection period plus repair negotiation |
| Title search | Yes | Yes |
| Appraisal | No | Yes; low appraisal can change price |
| Loan underwriting | No | Yes; can delay or fail |
| Payoffs and settlement | Once title is clear | Once title is clear and loan funds |
Exact timing depends on the contract, title issues, and the parties. Cash offers are below retail; see cash vs. traditional sale for the trade-offs.
Financed sales can also fall apart late. If the appraisal comes in low, the buyer may ask for a price cut or walk away under a financing contingency. If the buyer's loan is denied, the process may start over. A cash buyer removes those risks but usually pays less; it is a trade of price for certainty.
Documents sellers should gather
Having paperwork ready is the easiest way to avoid delays.
- Photo ID for every owner on the deed
- Copy of your deed, if you have it
- Mortgage and home equity account numbers
- Recent property tax and water/sewer bills
- HOA contact and documents, if any
- Seller's disclosure, radon information, and lead paint records (pre-1978)
- Letters Testamentary or Administration if selling for an estate
- Divorce decree or court order if it affects the sale
- Proof of payment for recent contractor work
If you are behind on payments or the house is in foreclosure, bring any notices you received. If a spouse or co-owner is on the deed, they will usually need to sign too, or a court order must allow the sale.
If the home is a rental, add the leases, a rent roll, and security deposit records; see selling a rental with tenants. If there is a reverse mortgage, include the servicer's contact information and any notices received.
Missing items are the most common cause of last-minute delays, so start collecting these as soon as you decide to sell, even before you choose a buyer.
Disclosures and exemptions
Delaware sellers must disclose known material defects in writing, and the buyer gets the form before making an offer (6 Del. C. §2572). Radon disclosure and any test results are also required. For homes built before 1978, federal lead paint rules apply, including a 10-day inspection opportunity the buyer can waive.
Some sales are exempt from the state disclosure form, including court-ordered sales, estate sales by a fiduciary, deeds in lieu, sheriff sales, sales between co-owners, and transfers between spouses in a divorce settlement. Selling as-is? Read selling a house as-is in Delaware.
Your disclosure duty continues until settlement. If you learn of a new material defect after signing, such as a roof leak or a basement water problem, update the form. Being honest up front protects you from disputes later, even in an as-is sale.
Title, payoffs, and liens
The title search is where hidden problems show up: old mortgages, judgments, mechanics' liens, or code fees on the tax bill. The settlement attorney orders payoff letters and pays each lienholder at settlement from your proceeds. An IRS lien needs a discharge application at least 45 days before closing, so start early. See liens and title problems.
Payoff letters have an expiration date and usually include a daily interest figure. If settlement moves, the settlement attorney updates the payoff. Keep making your mortgage payment until closing unless your lender tells you otherwise, since any missed payment is simply added to the payoff.
Transfer tax and withholding at settlement
The deed cannot be recorded until realty transfer tax is paid, and nonresident sellers must file estimated tax before recording.
| Item | When | Typical amount |
|---|---|---|
| Realty transfer tax | Collected at settlement | Generally 4% total, customarily split 50/50 |
| Nonresident estimated tax (REW-EST) | Filed before deed recorded | 6.6% of gain for individuals, unless exempt |
| Liens and mortgages | Paid at settlement | Per payoff letters |
Use the transfer tax calculator and net proceeds calculator for estimates.
Review the settlement statement line by line. Your share of transfer tax, each payoff, and any withholding should match what you expected from the contract.
What happens on settlement day
Settlement is when money and ownership change hands.
- You review the settlement statement showing price, transfer tax split, payoffs, and your net proceeds.
- You sign the deed and closing documents.
- The buyer's funds (cash or loan) are delivered to the settlement agent.
- The agent pays off your mortgage and liens and collects transfer tax.
- For nonresident sellers, the estimated tax is filed and withheld.
- The deed is recorded and you receive your proceeds.
Ask for a draft settlement statement a few days early so you can catch errors. If you are renting back after closing, make sure the rent-back agreement is signed at settlement; see cash + rent-back.
After recording, keep your settlement statement with your tax records. You will need it to figure any capital gain; see capital gains on a Delaware home sale.
How a wholesale contract changes the timeline
If your buyer is a wholesaler, you can cancel until midnight of the 21st calendar day after signing, or until conveyance, whichever comes first. Wholesalers also need time to find an end buyer, which can push settlement back. If required disclosures were missing, you can cancel any time before conveyance. Learn more in our Delaware wholesaling law guide.
Questions about your timeline? Call (302) 798-8655.
General information, not legal or tax advice.
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Get My Written Offer Call (302) 798-8655Frequently asked questions
How long does it take to close on a house in Delaware?
It depends on financing and title. Cash sales skip appraisal and underwriting, so they usually close faster than financed sales. Title problems can slow either one.
Who handles closing in Delaware?
In Delaware, a licensed Delaware settlement attorney conducts the closing and disburses funds, usually working with a title insurance company. They run the title search, collects payoffs, handles transfer tax, and records the deed.
When is transfer tax paid in Delaware?
At settlement. The deed cannot be recorded until it is paid. The total is generally 4%, customarily split 50/50.
Do I need to be present at closing?
Arrangements vary by title company. Ask the settlement agent early about signing options if you live out of town.
What happens to my mortgage when I sell?
The settlement attorney gets a payoff letter from your lender and pays the loan in full from your proceeds at settlement.
Can a wholesale buyer's contract delay my closing?
Yes. You have a 21-day cancel right, and the wholesaler must find an end buyer before closing.
Sources
- Delaware REALTORS: state transfer tax
- Delaware REW-EST form
- IRS Publication 783 (lien discharge)
- DE wholesale transaction disclosure form
General information, not legal, tax, or financial advice. Laws, fees, and schedules change. Confirm with the office named or your attorney.