Escrow, explained simply.
Escrow is the period between an accepted offer and closing, when a neutral third party holds funds and documents until every condition of the sale is met. Here's what to expect.
About 30 to 45 days.
Every transaction is different, but most California escrows follow this rhythm. I'll keep you updated at every milestone so nothing feels like a surprise.
Dates below are common contract defaults. Your actual deadlines are set in your purchase agreement, and we'll track every one.
Escrow opens (Day 0–1)
The accepted offer is sent to escrow, the escrow officer opens the file, and preliminary documents are sent.
Earnest money deposit (within 3 business days)
The buyer wires the good-faith deposit to escrow. Always confirm wiring instructions by phone with your escrow officer. Never trust emailed changes.
Disclosures & preliminary title report
The seller delivers disclosures and the title company issues a preliminary report showing ownership, liens, and easements.
Inspections (often within 17 days)
Home, termite, and any specialty inspections. Then we review findings and negotiate repairs or credits if needed.
Appraisal
The lender's appraiser confirms the home's value supports the loan amount.
Contingency removals
The buyer removes inspection, appraisal, and loan contingencies by the contract deadlines.
Loan approval & homeowners insurance
Underwriting issues final approval and the buyer secures homeowners insurance.
Final walkthrough & signing
The buyer confirms the home's condition, signs loan and escrow documents, and wires the remaining funds.
Funding, recording & keys
The lender funds, the deed records with the county, and escrow closes. Time to celebrate.
Your escrow team.
Escrow officer
Neutral party who holds funds and documents and follows the instructions both sides agreed to.
Title company
Researches ownership history and issues title insurance. Learn more.
Lender
Processes and underwrites the loan, orders the appraisal, and funds at closing.
Your agent
Tracks every deadline, negotiates on your behalf, and keeps everyone moving.