Buying a home in San Rafael is exciting, but the escrow process can feel like a maze. You want clear steps, realistic timing, and confidence that nothing will fall through the cracks. In this guide, you will learn how escrow works in Marin County, what to expect at every stage, and how to keep your purchase on track through closing. Let’s dive in.
Escrow basics in San Rafael
Escrow is a neutral third party that holds funds and documents and follows written instructions from both buyer and seller. The escrow holder coordinates title transfer and releases funds only after all conditions are met. In Marin, licensed escrow companies and title insurers follow California rules and provide title insurance to protect you and your lender against covered defects.
Local recordation happens with the Marin County Recorder. After your deed records, the Assessor updates ownership and the Tax Collector applies tax rules and prorations based on county schedules. Your escrow and title team will work with these offices and advise you on expected timing.
Typical escrow lengths in Marin vary by financing. Cash purchases can close in under 7 to 14 days. A loan-backed purchase commonly takes 30 to 45 days. FHA and VA loans or complex scenarios often need 45 days or more. Actual timing depends on your lender, appraisal speed, and how quickly all parties respond.
Timeline from offer to keys
Every contract sets its own dates, but most San Rafael escrows follow a similar flow. Use this as a planning guide and confirm all deadlines with your agent, escrow officer, and lender.
Day 0: Offer accepted
- You and the seller sign the California purchase agreement. It sets deposits, contingency periods, the escrow holder, and a target close date.
- The seller delivers required disclosures, including the Transfer Disclosure Statement and the Natural Hazard Disclosure.
Days 0–3: Open escrow and deposit
- Escrow opens and you deliver your initial earnest money deposit within the time stated in your contract, often 1 to 3 business days.
- Escrow places your deposit in a trust account. It will be applied to your purchase at closing.
- The title company orders the preliminary title report for your review.
Days 1–10: Inspections and title review
- You schedule a general home inspection and a wood-destroying organism inspection. You may also order specialty inspections as needed, such as roof, sewer scope, chimney, or foundation.
- You receive and review the preliminary title report. Your agent and the title officer will flag easements, liens, or other exceptions for action if needed.
- Inspection contingency windows commonly run 7 to 17 days in the Bay Area. Confirm your exact dates in your contract.
Days 7–21: Appraisal and loan processing
- Your lender orders the appraisal and starts underwriting. Appraisal timing can vary in Marin based on market volume.
- You provide any documents your lender requests. Stay responsive to keep your loan on schedule.
- By your loan contingency deadline, you either remove the loan contingency or cancel as allowed by your contract. If the appraisal comes in low, you and the seller may renegotiate price or terms, you may bring extra funds, or you may cancel if protected by the appraisal or loan contingency.
Days 10–25: HOA and title clearance
- If the property is in an HOA, escrow requests the resale package. Management company turnaround can range from several days to a few weeks.
- Title works with the seller to clear liens and gather payoff statements.
- You continue reviewing HOA documents, covenants, conditions and restrictions, budgets, and rules.
Days 20–30+: Final underwriting and walkthrough
- Your lender issues the Closing Disclosure. Under federal rules, you must receive it at least 3 business days before closing on a financed purchase.
- You complete a final walkthrough of the home, usually 24 to 48 hours before closing, to confirm condition and agreed repairs.
Closing day: Funding and recording
- You sign final loan and escrow documents and wire your closing funds according to escrow’s written instructions.
- The lender funds your loan. Escrow disburses funds and sends documents for recording with the Marin County Recorder.
- After recording, title insurance is issued and keys are released as agreed in the contract.
Deposits and contingencies
Earnest money deposit
- Purpose: Shows good faith and becomes part of your down payment at closing.
- Amount: Often a percentage of the purchase price, such as 1 to 3 percent, or a set amount negotiated in the offer.
- Timing and refundability: Your contract sets the due date. The deposit is typically refundable if you cancel within an active contingency period. After contingencies are removed, you may risk forfeiture if you breach.
Inspection contingency
- Scope: General home inspection and a separate pest inspection are most common. You may add specialized inspections based on property type and disclosures.
- Outcomes: You can accept the property, request repairs or credits, or cancel if your contingency is still in place.
Loan and appraisal contingencies
- Loan contingency protects you if you cannot obtain financing on acceptable terms within the agreed time.
- Appraisal issues are often tied to the loan contingency. If the valuation is below the price, you can renegotiate, bring extra cash, or cancel if your contract allows.
Title and HOA review
- Title contingency gives you time to review easements, liens, and exceptions. Title insurance protects against covered defects.
- For condos and townhomes, you will review HOA documents and the resale package. Response times from HOAs can impact the schedule.
Other contingency examples
- Sale of your current home or bridge financing.
- Ability to obtain homeowners, flood, or earthquake insurance.
- Court confirmation in probate situations.
Who does what in escrow
- Escrow officer: Holds deposits and documents, coordinates signatures, prepares settlement statements, receives and disburses funds, and sends documents for recording.
- Title company: Searches and reports on title, clears exceptions, and issues title insurance for you and your lender.
- Lender: Orders appraisal, underwrites your loan, issues the Closing Disclosure, and funds at closing.
- Buyer’s agent and listing agent: Coordinate inspections, negotiate repairs or credits, manage contingency timelines, and communicate with escrow, title, and lender.
- County offices: The Marin County Recorder records your deed, the Assessor updates ownership, and the Tax Collector manages tax billing and prorations.
Marin-specific things to check
- Natural hazards: Parts of Marin, including areas near creeks and the bay, may have flood or seismic risks. Review your Natural Hazard Disclosure and consider specialized inspections or insurance.
- HOA timing: HOA management company responsiveness varies. Ask early about expected turnaround for resale documents.
- Local assessments: Some properties sit in special assessment or maintenance districts. These will appear in the preliminary title report and affect tax costs.
- Recording norms: Ask your escrow officer for current Marin County recording estimates, especially around holidays or peak periods.
Buyer checklist for a smooth close
Provide early
- Government ID for notarized signatures.
- Initial deposit by wire or cashier’s check per written escrow instructions.
- Complete loan documents your lender requests.
- Proof of homeowners insurance for your lender before funding.
Expect from escrow and title
- Preliminary title report.
- Early estimated settlement numbers and a final Closing Disclosure at least 3 business days before closing if you have a loan.
- HOA resale documents if applicable.
Milestones at a glance
- Acceptance: Open escrow and send deposit within 1 to 3 days.
- Week 1: Title report issued and inspections scheduled.
- Weeks 1–2: Inspection period and any repair negotiations.
- Weeks 2–4: Appraisal and underwriting; title items cleared.
- Week 3–5: Closing Disclosure issued; final walkthrough 1 to 2 days before closing.
- Closing: Funds disbursed and deed recorded; keys delivered per agreement.
Common delays and how to avoid them
Appraisal comes in low
- Tip: Know your contingency dates and discuss backup plans with your agent. Be ready to negotiate or adjust funds if needed.
Lender underwriting delays
- Tip: Send complete documents quickly and respond to lender requests within 24 hours when possible.
HOA package delays
- Tip: Ask the listing agent who manages the HOA and request documents early.
Title issues and payoffs
- Tip: Title and escrow will work with the seller to clear liens and payoffs. Build a small time cushion if you see complex items in the title report.
Recording backlog
- Tip: Confirm local recording timelines with your escrow officer and avoid scheduling movers for the morning of closing. Plan for key release after recording confirmation.
Wire fraud checks
- Tip: Always verify wiring instructions with escrow by phone using a known phone number. Do not rely on email links.
Closing day in Marin
On closing day, you will sign your final documents and wire any remaining funds to escrow. Your lender funds the loan, escrow balances and disburses funds, and the title company submits your deed for recording with the Marin County Recorder. Once escrow confirms the recording, keys are released per your agreement with the seller. You will receive your final settlement statement and your title insurance policy will be issued.
If your timing is tight, talk with your team about backup plans for movers and deliveries. When in doubt, build a small buffer around your closing date to account for funding cutoff times, recording queues, and last-minute conditions.
Buying in San Rafael does not have to feel complicated. With a clear plan, strong communication, and steady coordination, you can move from offer to keys on schedule and with confidence. For calm, local guidance from acceptance to recording, connect with Kris Klein for a conversation about your goals.
FAQs
What is escrow in a San Rafael home purchase?
- Escrow is a neutral service that holds funds and documents and follows written instructions from buyer and seller until all conditions are met and the deed records in Marin County.
How long does escrow usually take in Marin?
- Cash deals can close in 7 to 14 days, loan-backed purchases typically take 30 to 45 days, and FHA or VA loans often need 45 days or more depending on appraisal and underwriting.
When is my earnest money deposit due and is it refundable?
- Most contracts require delivery within 1 to 3 business days after acceptance, and refundability depends on active contingencies and your specific contract terms.
What inspections are standard in San Rafael?
- Most buyers order a general home inspection and a wood-destroying organism inspection, and may add roof, sewer scope, chimney, foundation, or other specialty inspections as needed.
What happens if the appraisal comes in low?
- You can renegotiate price or terms, bring additional funds, or cancel if you are protected by an appraisal or loan contingency that is still in place.
When will I see my final closing numbers?
- With a loan, you will receive a Closing Disclosure at least 3 business days before closing, and escrow will provide a final settlement statement before you sign.
How are HOA documents handled for condos and townhomes?
- Escrow requests the HOA resale package from the management company, and timelines vary, so it is best to order early to keep your escrow on schedule.
When do I get the keys to my San Rafael home?
- Keys are released after escrow confirms that your deed has recorded with the Marin County Recorder and funds have cleared as agreed in the contract.
