Free tool
The closing timeline calculator, with the arithmetic shown
Type an acceptance date and your contingency periods, get every downstream deadline: earnest money, inspection, appraisal, loan approval, title review, contingency removal, final walkthrough, closing. Each one shows the base date, the offset, and whether it rolled off a weekend or a holiday.
How it computes
The same rules a coordinator checks by hand
1. Enter your acceptance date
The date the last party signed. Every other deadline on this page counts from it, so nothing else computes until it is filled in.
2. Pick a state form or type your own periods
A state preset loads common starting values for that state's standard form, editable, not law. Or skip it and type exactly what your contract says: earnest money, inspection, appraisal, loan approval, title review, contingency removal, final walkthrough.
3. Read the timeline, then export it
Every deadline shows its due date and the plain arithmetic behind it, including any weekend or holiday roll. Download it as a calendar file or copy it as text, both built on your device.
Day zero matters more than most people expect: the near-universal default, and the one this calculator uses, is that the day after acceptance is day one, so a 10 day period lands 10 days after acceptance, not 9. A calendar-day period counts every day on the wall calendar. A business-day period skips Saturdays, Sundays, and federal holidays, computed every year from the rules in 5 U.S.C. 6103 rather than a hardcoded list, so the calculator keeps working correctly well past this year.
When a computed date lands on a weekend or a holiday, it rolls forward to the next business day for every deadline except one. The final walkthrough is counted backward from the closing date, and it rolls backward too, otherwise a weekend could push it past the date you are supposed to sign.
Read the full mechanics in business days vs calendar days in a real estate contract, or see the complete contract to close checklist this calculator is built from.
FAQ
Questions about the calculator
Do the dates I type ever get uploaded anywhere?
No. This calculator imports the same date engine Contract10 runs in the product directly into your browser, so every date is computed on your device and never sent to a server, there is no account and no upload.
Are the state presets the actual law for that state?
No. They are editable starting values for the standard form residential resales in that state are usually written on, not an assertion about any specific contract. Standard forms leave these periods blank for the parties to fill in, and riders routinely override the printed defaults, so always check the executed contract.
What happens if I leave a period blank?
No deadline is computed for it. That is intentional: a missing deadline is an honest signal that the period was not entered, and a guessed one would be worse than no answer at all.
How are weekends and holidays handled?
A deadline that lands on a weekend or a federal holiday rolls forward to the next business day, the common contract convention, with one exception: the final walkthrough rolls backward instead, so it cannot land after closing. Federal holidays are computed from the rules in 5 U.S.C. 6103 every year, not hardcoded to a fixed list.
Can I add these deadlines to my calendar?
Yes. The Add to calendar button builds a standard .ics file with one event per deadline, including the full derivation in the event description, entirely in your browser, then you import it into Google Calendar, Outlook or Apple Calendar like any other .ics file.
Is this legal advice?
No. This tool computes arithmetic from the numbers you type, it is not legal advice and does not replace your broker's review of the executed contract. Confirm every date against the signed pages before you rely on it.
Have an executed contract already?
Upload it and Contract10 reads the dates for you, with a page citation for each one, so you never type them by hand.