If you are buying or selling in Marin, the word escrow can feel like a black box. You want a smooth, on-time closing with no surprises, but the steps and deadlines are not always obvious. The good news: California escrow follows a clear, contract-driven timeline, and Marin has predictable local patterns you can plan for. This guide breaks down what happens when, what to expect in Marin, and how to keep your closing on track. Let’s dive in.
What escrow means in California
Escrow is a neutral third party that holds funds and coordinates the paperwork, payoffs, recording, and final transfer. In California, escrow and title companies often work together on your file. The escrow holder handles your earnest money, tracks contingency deadlines, and prepares closing statements while the title company searches title, clears exceptions, and issues title insurance.
Your purchase contract controls the timing. In Marin, the California Association of REALTORS Residential Purchase Agreement is common, and it sets the deadlines for deposits, inspections, loan approval, and close of escrow. There is no fixed statewide timeline. You and the other party agree to dates in the contract.
Typical Marin escrow timeline
Most financed transactions in Marin close in 30 to 45 days. Cash or no-contingency deals can close faster, often 7 to 21 days. In competitive situations, some buyers try for a shorter escrow or remove contingencies, but that increases risk. Your exact dates will follow the contract.
High-level steps from offer to keys
- Day 0: Offer accepted and contract signed.
- Days 1 to 3: Open escrow and deposit your earnest money. Escrow orders the preliminary title report. The seller begins delivering required disclosures.
- Days 3 to 10: You schedule inspections and start receiving reports. Your lender orders the appraisal if you are financing.
- Days 7 to 17: Typical inspection contingency window. You complete inspections, request repairs or credits if needed, or remove the contingency.
- Days 7 to 21: You submit your full loan application. Underwriting reviews your file.
- Days 10 to 25: Title exceptions are disclosed. Any title issues are addressed and cleared.
- Days 21 to 30 and beyond: Appraisal and final underwriting are completed.
- Three business days before closing: Your lender issues the Closing Disclosure. You review and acknowledge.
- Close of escrow: Final walk-through is usually within 24 to 48 hours before closing. Funds are disbursed, the deed is recorded with the county, and you receive keys once recording is confirmed.
Key contingencies and what they mean
Contingencies give you time to verify the property and financing. Each contingency has a removal deadline set in the contract.
Earnest money basics
Your earnest money deposit shows good faith. It is typically due within 2 to 3 business days after acceptance, as set in the contract. Amounts vary by price point and market, often around 1 to 3 percent, but local norms in Marin can differ at higher price tiers. If you cancel within an active contingency, your deposit is usually returned per the contract. If you breach after removing contingencies, the seller may be entitled to the deposit under the contract terms.
Inspection contingency
Most buyers keep an inspection contingency. Common inspections include a general home inspection and a pest inspection. In Marin, you may also consider septic or well evaluations, chimney and roof checks, HVAC inspections, and geological or drainage assessments for hillside properties. The inspection window is commonly 7 to 17 days. Within that period, you can remove the contingency, request repairs or credits, or cancel per the contract.
Loan and appraisal
If you are financing, the loan contingency protects you if you cannot get approval on time. The period is typically 21 to 30 days but is negotiable. The lender orders the appraisal, often completed within 7 to 14 days after the order. If the appraisal comes in low, you can make up the difference, renegotiate price, bring more cash, or cancel if your loan contingency is still in place. Underwriting clears your file for funding once all conditions are met.
Title, title report, and insurance
Escrow or title will order a preliminary title report early in the process. The report shows liens, easements, and recorded exceptions. You and your lender can raise objections within a contract window, and escrow works with the seller to clear issues. Title insurance is issued at closing for the lender and, typically, for the buyer. Who pays for each policy is a matter of local custom and contract.
Disclosures and HOA documents
California sellers must provide required disclosures, such as the Transfer Disclosure Statement, the Natural Hazard Disclosure, and lead-based paint information if the home qualifies. If the property is in a homeowners association, the seller provides the HOA resale package. You usually have a review period that can affect timing. If HOA documents are delayed, you may need an extension to keep your review rights intact.
Marin-specific timing factors to plan for
Marin’s terrain and housing stock often shape escrow timing. Planning for these items helps you avoid last-minute delays.
- Septic systems and wells: Some Marin properties are not on city services. Health department permits, pumping, inspections, or repairs can add days or weeks. Build in time if the home has a septic or well.
- Slopes, soils, and geology: Hillside locations are common. Geological or drainage evaluations help you understand stability and water flow. Scheduling and reporting can extend the inspection period.
- Wildfire risk and defensible space: Natural hazard reports will indicate fire zones. Some buyers request defensible space inspections or plan vegetation management. Contractor availability and season can affect timing.
- Older systems and permits: Many homes have older electrical, plumbing, or chimney components. Unpermitted work or items that need permits can take longer to resolve than a standard repair.
- Pest and wood repairs: Pest reports are common on older homes. If significant repairs are needed, you may need extra time for bids or credits.
Who chooses escrow and who pays
Either party can propose a title and escrow company in the contract. In the Bay Area and Marin, it is common for buyers to select the company, though listing agents often suggest options and some sellers specify their preference. Fee splitting for owner’s and lender’s title policies and escrow charges varies by custom and negotiation. Ask your escrow officer for early fee estimates.
A simple timeline checklist
Use this checklist to track the major decisions and deadlines. Your contract dates control.
Day 0: Acceptance
- Confirm the escrow holder and opening instructions.
- Decide where and when you will deliver the earnest money.
- Apply for your loan immediately and send the contract to your lender.
- Seller starts gathering disclosures and, if applicable, HOA documents.
Days 1 to 3
- Deposit your earnest money with escrow.
- Escrow orders the preliminary title report.
- Schedule all inspections.
Days 3 to 10
- Complete inspections and review reports.
- Lender orders the appraisal.
By the inspection deadline, often 7 to 17 days
- Remove the inspection contingency, request repairs or credits, or cancel per the contract.
- Negotiate any repairs or credits.
By the loan deadline, often 21 to 30 days
- Secure final loan approval and clear underwriting.
- Resolve any appraisal issues.
As title exceptions appear
- Work with escrow to clear liens or other issues.
- Confirm payoff statements and any releases are in process.
Three business days before closing
- Review and acknowledge your Closing Disclosure from the lender.
- Schedule the final walk-through.
Close of escrow
- Funds disburse, the deed records with the county, and keys are delivered per the contract.
Common pitfalls and how to avoid delays
- Septic or well surprises: Identify these systems early and order the right inspections. Build time into your contingency period.
- Title exceptions: Old liens or unreleased loans can take extra days. Review the preliminary title report as soon as it is ready.
- HOA document delays: Ask the seller to request the HOA package right away. If documents are slow, seek an extension.
- Permit issues: If unpermitted work surfaces, repairs may require city inspections. Decide early whether to accept credits or extend timelines.
- Lender or appraisal delays: Submit loan documents on Day 1. For unique homes or condos, expect longer underwriting and plan accordingly.
- Weather and contractor timing: If repairs are tied to weather or specialized trades, coordinate schedules before the final walk-through.
Closing day: what to expect
Your final walk-through is usually 24 to 48 hours before closing to confirm the property is in the expected condition and any agreed repairs are complete. For financed loans, your lender must deliver the Closing Disclosure at least three business days before funding. On closing day, the lender sends funds, escrow disburses, and the Marin County Recorder records the deed. Recording typically completes within a few business days depending on workload. Keys are delivered after recording unless your contract specifies a different possession time.
Your next step
A calm, on-time escrow comes from clear deadlines, early inspections, and steady coordination with escrow, title, and your lender. If you want local guidance that anticipates Marin-specific issues and keeps your closing moving, connect with Beth Brody for a conversation about your plans.
FAQs
How long does escrow take in Marin County?
- Most financed escrows close in 30 to 45 days in Marin, while cash or no-contingency deals can close in 7 to 21 days, with exact dates set by the contract.
When is earnest money due in a California escrow?
- The contract sets the deadline, commonly 2 to 3 business days after acceptance, and the amount often ranges from about 1 to 3 percent but varies by price point and market.
What inspections are typical for Marin homes?
- In addition to general and pest inspections, many buyers order septic or well evaluations, chimney and roof checks, HVAC inspections, and geological or drainage reviews for hillside lots.
What happens if the appraisal comes in low?
- You can make up the difference, renegotiate the price, bring more cash, or cancel under an active loan contingency, depending on your contract.
Who picks the title and escrow company in Marin?
- Either party can propose one in the contract, but it is common for buyers to select the escrow and title company in Marin; confirm in your agreement.
When do I get keys in a California escrow?
- Keys are delivered after funding and recording of the deed with the county, unless the contract sets a different possession time.
Can HOA documents delay a Marin closing?
- Yes, HOAs can take time to produce resale packages, so early requests and, if necessary, timeline extensions help preserve your review rights.
How fast does Marin County record the deed?
- Recording times vary with workload, but deeds typically record within a few business days, which completes the legal transfer.
