When you go under contract on a home in Herndon, Virginia, the work shifts to deadlines. In the first week you deliver earnest money, schedule the home inspection and review any HOA or condo resale certificate. The appraisal, loan approval, insurance and title work follow, then a final walkthrough and settlement, often 30 to 45 days later.
By Scott Koval, CEO & Managing Broker · Last updated October 6, 2026
We are The Donny Samson Team (DST Homes) with Samson Properties, a real estate team serving Fairfax, Loudoun, Prince William and Fauquier Counties, Arlington, Alexandria and Fairfax City.
We are excited to share that one of our buyers just went under contract on a home in Herndon, Virginia! This is a big step, and it is also when the to-do list gets real. Here is the checklist we walk our buyers through, from the day the contract is ratified to the day they get the keys.
Your first week under contract
The first few days set the pace for everything else. Most deadlines in a Virginia purchase contract are counted from the date of ratification, so it is best to get started right away.
- Deliver your earnest money deposit to the escrow agent named in the contract, within the number of days the contract allows.
- Schedule the home inspection. Many buyers also add a radon test or a wood destroying insect inspection. We will help you line up the inspector.
- Finish your loan application and send your lender any documents they ask for.
- Read the HOA or condo resale certificate if the home is part of an owners' association.
Many townhomes and condos in Herndon are in an association. Unless your contract sets a different period, Virginia law generally gives you three days to cancel without penalty after you receive the resale certificate, so read it the day it arrives.
Weeks two and three: appraisal, loan and insurance
Once the inspection is done, you and I will decide together whether to ask the seller for repairs or a credit. Meanwhile, your lender orders the appraisal and moves your file into underwriting.
- Answer lender requests quickly to keep your closing date on track.
- Shop for homeowners insurance, or HO-6 coverage for a condo. Your lender will need proof of coverage before closing.
- Confirm your settlement agent. In Virginia, the buyer has the right to choose the settlement agent, and that choice is written into the contract.
- Hold off on new credit, large purchases and job changes until after closing unless you talk with your lender first.
The final week before settlement
When underwriting is complete, your lender issues a clear to close, and you will receive your Closing Disclosure at least three business days before settlement.
- Set up utilities in your name for settlement day. Providers can differ depending on whether the address is inside Herndon town limits, so confirm yours early.
- Before you wire closing funds, call your settlement agent at a phone number you already know to confirm the instructions. Wire fraud is real, and that quick call protects you.
- Do your final walkthrough, usually a day or two before settlement, to confirm the home is in the agreed condition and any agreed repairs are done.
Under contract is not the same as sold. The home is sold only after settlement, when the deed is recorded and you get the keys. That is why we celebrate at both steps!
Getting to know Herndon
Herndon is an incorporated town in Fairfax County, close to Washington Dulles International Airport.
- Named for a naval hero. Commander William Lewis Herndon went down with the steamship SS Central America in 1857 after helping save more than 150 passengers and crew.
- Incorporated in 1879, covering 4.25 square miles at the time.
- A railroad town. The current depot dates to 1875, and the last train left in August 1968 after hauling sand for the Dulles Airport runways. Today it is the Herndon Depot Museum, listed on the National Register of Historic Places.
- On the W&OD Trail. The old Washington and Old Dominion rail line is now a paved trail that runs through town.
- Metro access. Herndon station on Metro's Silver Line opened on November 15, 2022, in the median of the Dulles Toll Road (Route 267).
- Population: 24,655 at the 2020 Census.
Congratulations again to our buyer, and thank you for trusting us with such a big step! If you are thinking about buying in Herndon or anywhere in Northern Virginia, I would love to help you get there too. Reach out to our team here. As always, feel free to give me a call with any questions.
Talk soon,
Scott
Related reading: What Should a Buyer Do After Going Under Contract in Herndon, VA?
The Donny Samson Team | Samson Properties
(703) 625-3446 | Scott@DonnySamsonTeam.com
donnysamsonteam.com
Sources:
• Town of Herndon, "History"
• Wikipedia, "Herndon, Virginia"
• Wikipedia, "Herndon Depot Museum"
• Wikipedia, "Herndon station"
• Code of Virginia § 55.1-2312, resale certificate cancellation rights
• Virginia REALTORS® Legal Hotline, buyer's right to select the settlement agent (Va. Code § 55.1-1006)
This post is general information, not legal or financial advice. Every contract is different, so please review your specific terms with your agent, lender and settlement agent. Commission is negotiable.
The Donny Samson Team with Samson Properties · Licensed in Virginia · Equal Housing Opportunity.
After going under contract on a Herndon, Virginia home, a buyer should deliver earnest money, schedule the home inspection, finish the loan application and review any HOA or condo resale certificate in the first week. The appraisal, underwriting, insurance and title work follow, and settlement commonly happens 30 to 45 days after ratification.
By Scott Koval, CEO & Managing Broker · Last updated October 6, 2026
We are The Donny Samson Team (DST Homes) with Samson Properties, a real estate team serving Fairfax, Loudoun, Prince William and Fauquier Counties, Arlington, Alexandria and Fairfax City.
Our team just helped a buyer go under contract in Herndon, Virginia! Here are clear answers to the questions buyers ask us most at this stage.
What does it mean to be under contract on a Herndon home?
It means the buyer and seller have both signed the purchase agreement and it has been ratified. The price and terms are set, but the sale is not final. The contract usually includes contingencies for the home inspection, appraisal and financing, and each one has its own deadline.
What should a buyer do in the first week after ratification?
- Deliver the earnest money deposit to the escrow agent named in the contract.
- Schedule the home inspection and any add-ons, such as a radon test.
- Finish the loan application and send the lender every document requested.
- Read the HOA or condo resale certificate if the home is in an association.
- Start getting homeowners insurance quotes.
What is a typical week by week timeline from contract to settlement?
| When | What usually happens | What you do |
|---|---|---|
| Week 1 | Earnest money, home inspection, association documents | Deliver the deposit, attend the inspection, read the resale certificate |
| Week 2 | Repair negotiations, appraisal ordered | Review the inspection report with your agent and respond to the lender |
| Weeks 3 to 4 | Appraisal, underwriting, title search | Send documents quickly and bind homeowners insurance |
| Final week | Clear to close, Closing Disclosure, final walkthrough | Review the final numbers, confirm wiring instructions by phone, set up utilities |
| Settlement day | Documents signed, funds transferred, deed recorded | Sign and get your keys |
These are common ranges, not fixed rules. Your actual deadlines are the ones written in your contract.
How long does a Herndon buyer have to review HOA or condo documents?
If the contract does not set a different time period, Virginia law generally gives the buyer three days to cancel without penalty. The clock starts at ratification if the resale certificate was delivered before the contract was signed, or at receipt if it arrives afterward. If the certificate is never delivered, the buyer may cancel any time before settlement.
Who chooses the settlement agent in Virginia?
The buyer does. Virginia Code Section 55.1-1006 gives a purchaser or borrower the right to select the settlement agent. Changing it after the contract names one may take notice to the seller or an addendum, so it is best to decide early.
Is a home sold once it goes under contract?
No. A home is under contract, sometimes shown as pending, until settlement. It is sold only after closing, when the deed is recorded and the buyer gets the keys.
What should buyers know about Herndon, Virginia?
Herndon is an incorporated town in Fairfax County (ZIP code 20170) near Washington Dulles International Airport.
- Named for a naval hero. Commander William Lewis Herndon went down with the steamship SS Central America in 1857 after helping save more than 150 passengers and crew.
- Incorporated in 1879, covering 4.25 square miles at the time.
- A railroad town. The current depot dates to 1875, and the last train left in August 1968 after hauling sand for the Dulles Airport runways. Today it is the Herndon Depot Museum, listed on the National Register of Historic Places.
- On the W&OD Trail. The old Washington and Old Dominion rail line is now a paved trail that runs through town.
- Metro access. Herndon station on Metro's Silver Line opened on November 15, 2022, in the median of the Dulles Toll Road (Route 267).
- Population: 24,655 at the 2020 Census.
Who should I contact for real estate help in Herndon?
You can contact us, The Donny Samson Team with Samson Properties. I am Scott Koval, CEO and Managing Broker, and you can reach me directly at 703-625-3446 or Scott@DonnySamsonTeam.com.
Congratulations again to our buyer, and thank you for trusting us with such a big step! If you are thinking about buying in Herndon or anywhere in Northern Virginia, I would love to help you get there too. Reach out to our team here. As always, feel free to give me a call with any questions.
Talk soon,
Scott
Related reading: Under Contract in Herndon, VA: A Buyer's Checklist From Contract to Closing
The Donny Samson Team | Samson Properties
(703) 625-3446 | Scott@DonnySamsonTeam.com
donnysamsonteam.com
Sources:
• Town of Herndon, "History"
• Wikipedia, "Herndon, Virginia"
• Wikipedia, "Herndon Depot Museum"
• Wikipedia, "Herndon station"
• Code of Virginia § 55.1-2312, resale certificate cancellation rights
• Virginia REALTORS® Legal Hotline, buyer's right to select the settlement agent (Va. Code § 55.1-1006)
This post is general information, not legal or financial advice. Every contract is different, so please review your specific terms with your agent, lender and settlement agent. Commission is negotiable.
The Donny Samson Team with Samson Properties · Licensed in Virginia · Equal Housing Opportunity.
Phone: (703) 625-3446
Email: Scott@donnysamsonteam.com
Phone: (703) 340-5091
Email: Jackie@JackieKovalRealEstate.com
Phone: (703) 625-3446
Email: Homes@DonnySamsonTeam.com