Want to be on the slopes by the holidays with keys in hand? If you are buying a condo or townhome near Purgatory, the clock matters more than you think. Ski-season demand, HOA document turnaround, and appraiser availability can stretch even a well-planned deal.
This guide gives you a clear, realistic timeline for Durango and La Plata County resort properties. You will see what controls the pace, how to plan around holiday slowdowns, and the exact steps that help you close faster. Let’s dive in.
How fast you can close near Purgatory
For financed purchases, plan on about 30 to 45 days from contract to closing in normal conditions. That range covers underwriting, appraisal, HOA document review, title work, and final approval.
If you are paying cash and all parties are prepared, 7 to 14 days can be possible. In resort areas, even cash deals can slow down if HOA documents or access to inspectors and appraisers take longer than expected.
The biggest variables in ski season are HOA document response times, appraiser and inspector scheduling, and holiday staffing. Build your plan around these.
Contract-to-close timeline at a glance
Below is a typical sequence for a financed condo or townhome near Purgatory. Actual timing depends on your lender, HOA, title company, and season.
- Day 0: Contract effective and earnest money delivered.
- Days 0 to 3: Loan application submitted and lender orders appraisal as soon as allowed.
- Days 3 to 10: Schedule and complete inspections. Peak-season inspector availability may be 1 to 2 weeks.
- Days 3 to 14: Title commitment issues, commonly within 3 to 10 days. Any curative work can extend time.
- Days 3 to 21: HOA/condo documents delivered for review, often 7 to 21 days depending on the association and manager.
- Days 7 to 21: Appraisal inspection scheduled, then report delivered 3 to 7 days after the visit.
- Days 21 to 40: Final underwriting and clear to close once appraisal, title, and HOA items are approved, usually 2 to 7 days after a complete file.
- Closing and recording: Same day to 3 days depending on recording cut-off times and staffing. Electronic recording is common and helps speed this step.
HOA documents often set the pace
Your lender typically needs the recorded declaration or CC&Rs, bylaws, articles of incorporation, current budget and financials, insurance declarations for the master policy, and an association questionnaire or resale certificate. Lenders also review owner-occupancy, rental policies, reserves, pending litigation, and any special assessments.
Who provides these varies. The HOA manager, a board representative, or a third-party vendor may deliver the packet. Turnaround is commonly 7 to 21 days. Well-organized associations can send electronic packets in as little as 2 to 5 days, but that is not guaranteed.
Delays happen when managers handle multiple associations, boards meet infrequently, or questionnaires need extra information. If the HOA is borderline on lender eligibility items, your underwriter may ask for more documents, which can add time.
Ways to speed up HOA delivery
- Ask the seller to request the resale packet before or immediately at contract.
- Assign responsibility in writing for ordering and paying for the HOA packet and questionnaire.
- Request electronic delivery and a target turnaround date from the manager.
- Start your review as soon as the first documents arrive and escalate open items quickly.
Appraisals in ski season: expect a queue
Appraisers servicing resort properties can book out 1 to 3 weeks in peak winter months. Travel, weather, and high demand all play a part. After the site visit, most reports arrive within 3 to 7 business days, but complex valuations can take longer.
In addition, comparable sales can be limited for ski-area condos. Appraisers often need more time to justify adjustments or to confirm seasonal pricing patterns. If your lender allows, using a local appraiser with recent resort experience can help with accuracy and speed.
If the appraisal comes in low
- Bring additional cash to cover the gap.
- Renegotiate price or credits with the seller.
- Ask your lender for a reconsideration of value with additional comparable sales.
- Explore alternate loan products if appropriate. Having a pre-approved plan for an appraisal gap can save days.
Plan around holiday and ski-season timing
Purgatory’s core ski season typically runs from late November or December through March. Holiday weeks, including Thanksgiving, mid-December through New Year’s, and long weekends in January and February, see heavier visitor traffic and reduced office staffing.
That affects HOA managers, underwriters, appraisers, and county recording offices. You can still close, but you should avoid piling critical deadlines into these windows.
Target dates to hit popular goals
- To close before Thanksgiving: aim to sign a contract by early October, order HOA and appraisal immediately, and compress review periods if you are ready.
- To close before Christmas and New Year’s: aim to sign no later than early November for financed deals to allow for HOA and appraisal lead times.
Holiday timing tips
- Avoid setting key contingency deadlines during the two weeks before and after major holidays.
- If you cannot avoid them, build a 7 to 10 day buffer into your schedule.
- Confirm holiday hours and cut-off times with your title company early, and set signing to allow same-day e-recording when possible.
Acceleration playbook that actually works
You can shorten your timeline if you prepare and coordinate. Here is a practical plan by stage.
Before you write the offer
- Secure a full lender pre-approval with documents already reviewed, not just a pre-qualification.
- Cash buyers: line up proof of funds and wire procedures with your bank and the title company.
- Ask the listing side if the seller can pre-order the HOA resale packet so your review starts faster.
At contract execution
- Order the HOA packet immediately and request e-delivery.
- Choose a title company experienced with La Plata County and e-recording.
- Have all buyer authorization and title forms signed on day one.
- Include contract language that assigns responsibility to quickly request and provide HOA documents within a set number of days.
Contract terms that save days
- Shorten document review periods only if you are prepared to move quickly.
- Allow your lender to order the appraisal within 48 hours of contract.
- Permit use of a local appraiser who knows the Purgatory and Durango micro-markets.
- Set a closing date that matches staff availability and recording cut-off times, with a small buffer.
Operational moves during the deal
Order the appraisal and inspection right away. If possible, schedule them in parallel.
Use local inspectors and appraisers to improve scheduling and reduce surprises.
Deliver your homeowners insurance binder or quote early so underwriting can clear it.
Respond to your lender’s document requests the same day, ideally within hours.
Plan remote signing or a mobile notary if weather or travel could interfere.
Quick closing checklist
Use this as your step-by-step reference, especially during ski season.
- Day 0 to 1: Confirm full pre-approval and upload all lender docs. Order the HOA packet and ask for an expedited timeline. Title opens the file.
- Days 1 to 7: Schedule inspections immediately. Provide proof of insurance to your lender. Confirm HOA rental rules with both the association and local regulations.
- Days 7 to 21: Review the HOA packet as soon as it arrives. Address survey questions. Turn lender conditions around quickly.
- Days 21 to closing: Lock in signing logistics, confirm wire instructions, and verify recording cut-off times with the title company. If holidays are near, add buffer days and confirm staffing for all parties.
Local details for Durango and La Plata County
- Recording: The county clerk and recorder manages real property recordings. Many Colorado counties support e-recording, and local title companies can advise on current cut-off times and holiday hours.
- Providers: Appraisers, inspectors, lenders, and title teams with Durango and Purgatory experience understand seasonal access, HOA nuances, and valuation patterns. Local expertise reduces delays.
- Winter logistics: Weather and ski traffic can affect travel and scheduling. Build in flexibility for on-site visits and signings.
Common pitfalls and how to avoid them
- Incomplete HOA questionnaires: Ask for the lender’s preferred form up front and confirm who will complete it. Follow up every couple of days until it is done.
- Underwriter conditions late in the process: Keep your financial documents current and respond quickly to any new requests. Small delays compound during holiday weeks.
- Appraisal scheduling lag: The day your contract is signed, give the lender everything needed to order the appraisal. Ask about a local appraiser option and offer multiple access windows.
Ready to move fast and smart?
If you want to enjoy your new Purgatory-area place sooner, start with a realistic plan and a team that stays ahead of the details. You will reduce stress, hit your target dates, and be ready when the snow is perfect.
Have questions about a specific building, HOA timing, or how to structure a quick-close offer? Reach out to SWCO Home Sales for a local game plan tailored to your goals.
FAQs
How long does a financed Durango condo purchase take?
- Most financed resort-area condos close in about 30 to 45 days, depending on HOA and appraisal timing and lender underwriting.
Why do HOA documents slow condo closings near Purgatory?
- Lenders need a full packet and a completed questionnaire. Managers handle many associations and boards meet infrequently, so delivery often takes 7 to 21 days.
Can I close in two weeks on a Purgatory-area property?
- It is possible for cash purchases when HOA documents are ready, local inspectors and appraisers are available, and there are no title issues. Two weeks for financed deals in ski season is aggressive.
When should I sign a contract to close before the winter holidays?
- Aim for early November for financed purchases to allow for HOA and appraisal lead times. Order documents and inspections immediately after contract.
What are my options if the appraisal comes in low on a resort condo?
- You can bring extra cash, renegotiate price or credits, request a reconsideration of value with more comps, or consider an alternate loan type if appropriate.
