Transaction timeline calculator
The inspection deadline, the financing deadline and the closing date for one file, counted as calendar days from the contract. Free, and nothing you type leaves this page.
The dates
Calendar days, not business days. The purchase agreement controls whether a weekend or a holiday moves a deadline.
A worked example
Contract date Monday, March 2, 2026. Closing date Wednesday, April 1, 2026. That is 30 calendar days. An inspection period of 10 calendar days ends Thursday, March 12, 2026. A financing period of 21 calendar days ends Monday, March 23, 2026. None of those four dates falls on a weekend, so the calculator does not flag one.
| Contract date | Monday, March 2, 2026 |
|---|---|
| Inspection deadline | Thursday, March 12, 2026 |
| Financing deadline | Monday, March 23, 2026 |
| Closing date | Wednesday, April 1, 2026 |
Change the contract date to Friday, March 6, 2026 and the inspection period to 1 calendar day. The inspection deadline becomes Saturday, March 7, 2026, and the row is flagged because it falls on a weekend. The calculator does not move it to Monday. Some purchase agreements do. Some do not.
What the calculator counts
It adds whole calendar days to the contract date. Day zero is the contract date itself. A period of 10 includes neither a skip for Saturday and Sunday nor a skip for a holiday. The closing date is the date you enter, not a period, and the page also says how many calendar days sit between the contract and that closing. A deadline after the closing date is rejected, because that combination is not a timeline you can put on a file.
The same date written two ways is still one calendar day. March 12, 2026 is March 12 whether the office writes it on a checklist or on a calendar. The calculator does not know the file's time zone tricks and does not shift a date because it was evening on the coast. You typed a day. You get that day.
What it does not decide
The purchase agreement decides when a deadline starts, whether days are calendar days or business days, and what happens on a weekend or a holiday. This page does not read the agreement. It does not know your state's form. It does not create a file, email an agent, or store the dates. Close the tab and they are gone. Use the dates as a draft to compare with the contract, then write the contract's dates on the file.
Pair it with the office's checklist, not instead of one. A date with no document is a reminder. A document with no date is how a file looks finished and is late. The guides on what to keep in a transaction file and how to reconcile commission at closing cover those two halves. More guides are listed on the guides page.
Questions
Are these business days or calendar days?
Calendar days. The calculator adds the number of days you type to the contract date. If the purchase agreement counts business days, or skips holidays, follow the agreement. This page does not.
What if a deadline falls on a weekend?
The date is flagged. Some agreements move a deadline that lands on a Saturday or Sunday to the next business day, and some do not. Read the agreement before you treat the flag as a new date.
Is anything I type saved or sent anywhere?
No. The calculator runs in your browser. It has no submit button, sends nothing to Deskwork or anyone else, and keeps nothing after you close the page.
Keep every file's dates in one place.
Deskwork puts each file's dates, checklist and commission on that file, for the whole office.
Also free: the commission split calculator and the CDA template.