Heard someone say “we’re in escrow” and wondered what actually happens next? If you are buying or selling in San Diego County, the steps, documents, and deadlines can feel like a lot. You want a smooth close, clear expectations, and no last‑minute surprises.
In this guide, you will learn how escrow works in San Diego County from the moment your offer is accepted to the day the deed records. You will see typical timelines, key contingencies, who does what, local disclosures, and practical tips to avoid delays. Let’s dive in.
What escrow means in San Diego County
Escrow is a neutral third party that holds funds and documents and coordinates the closing based on the signed purchase agreement and written instructions. The escrow officer follows the contract, collects and disburses money, and makes sure the deed and other documents are recorded with the County Recorder.
At closing, the deed records in San Diego County, title insurance is issued, funds are disbursed, and you receive keys and possession per your contract.
Step-by-step: from acceptance to recording
Offer accepted and escrow opened
Once your offer is accepted, the signed purchase agreement is delivered to an escrow company to open the file. The buyer typically delivers the initial earnest money deposit according to the contract timeline.
Title search and opening instructions
Escrow orders a title search and a preliminary title report. You receive escrow instructions and a roadmap for signatures and funds needed to close.
Seller disclosures delivered
The seller provides required disclosures, including the Transfer Disclosure Statement and Natural Hazard Disclosure. If there is an HOA, the seller or HOA delivers governing documents and an estoppel statement.
Inspections and investigations
You schedule inspections, such as a general home inspection and a termite or wood‑destroying organism report. Specialty inspections like roof or sewer can be added based on the property or lender requirements.
Lender processing and appraisal
If you have a loan, your lender orders an appraisal and continues underwriting. You will provide income and asset documents and respond to conditions.
Contingency decisions or cancellation
Before deadlines, you either remove contingencies in writing or cancel within your contingency periods based on your contract. The deposit outcome follows the contract terms.
Final walkthrough
You complete a final walkthrough, usually 1 to 3 days before closing, to confirm the property is in the expected condition.
Signing, funding, and recording
You and the seller sign closing documents. Once lender conditions are met, the lender funds the loan. Escrow records the deed with the San Diego County Recorder, disburses funds, and releases keys.
Typical timelines and key deadlines
Standard escrows in San Diego County often run about 21 to 45 days, with 30 days common. Short escrows can be as fast as 7 to 21 days for cash or highly prepared buyers. Longer escrows of 45 to 60-plus days happen with complex financing, extensive HOA reviews, or sale contingencies.
- Earnest money deposit: commonly due within 24 to 72 hours after acceptance, as stated in the contract.
- Inspection period: typically a short fixed number of days after opening escrow to complete due diligence and decide whether to request repairs or remove the inspection contingency.
- Loan and appraisal timing: lenders usually order the appraisal early; reports often take 1 to 2 weeks depending on appraiser availability. Loan contingency periods are often longer than inspection periods to allow for underwriting.
Always check the exact dates on your signed purchase agreement. If you need more time, request any extensions in writing through your agent and escrow.
Earnest money basics
- Purpose: shows good faith and is held in escrow.
- Amount: negotiated in the contract and varies with the market.
- Handling: escrow places the deposit in a trust account and releases it only with proper written instructions or a court order.
- If you cancel within valid contingency periods, the deposit is typically returned per the contract. If you breach after removing contingencies, the seller may seek deposit remedies as outlined in the agreement.
Who does what in escrow
Buyer and seller
- Buyer: secures financing, orders inspections, reviews disclosures, removes contingencies, provides insurance, deposits closing funds, and completes the final walkthrough.
- Seller: completes disclosures, negotiates or completes repairs as agreed, signs the deed and closing documents, and provides keys and agreed items.
Your real estate agents
Buyer’s and listing agents coordinate the contract, deliver documents to escrow, track deadlines, negotiate repairs and credits, schedule inspectors, and guide you on next steps.
Escrow and title
- Escrow officer: opens escrow, holds funds, prepares instructions and closing statements, coordinates signatures, manages payoffs, and handles recording and disbursements.
- Title officer: performs the title search, issues the preliminary title report, helps clear liens or issues, and issues title insurance at closing.
Lender and inspectors
- Lender: processes your application, orders the appraisal, completes underwriting, prepares loan docs, and funds at closing when conditions are met.
- Inspectors: perform general and specialty inspections and provide reports used for your decisions and lender requirements.
HOA and the County
- HOA: provides governing documents, budgets, and an estoppel statement that confirms dues status and any special assessments. HOA timing often affects escrow speed.
- San Diego County Recorder and Assessor: the Recorder finalizes the transfer by recording the deed; the Assessor updates tax records and informs tax prorations on the settlement statement.
San Diego specifics to watch
- California forms: most transactions use California Association of REALTORS forms, including the Residential Purchase Agreement, the Transfer Disclosure Statement, and the Natural Hazard Disclosure. Review these carefully.
- Natural hazard zones: parts of San Diego County fall within wildfire, flood, seismic, or tsunami zones. The NHD will identify any applicable zones. If you are financing, your lender will likely require proof of homeowner’s insurance before closing.
- Termite and WDO reports: termite inspections are common and can be required by lenders. Any needed work is often negotiated.
- Special taxes and assessments: some communities have Mello‑Roos or other assessments that appear on tax bills and affect ongoing costs. Review disclosures and the preliminary title report closely.
- HOA process: condos and planned communities require HOA documents and an estoppel letter. Delays here are a frequent reason escrows are extended.
- Recording practices: closing is complete only after the deed records with the San Diego County Recorder. Escrow will confirm recording and then release keys per the contract.
Common delays and how to avoid them
Frequent causes of delay include loan underwriting conditions, appraisal timing or low valuations, HOA document delivery, title issues, late or incomplete disclosures, inspection and repair scheduling, insurance challenges in wildfire zones, and fraud risks.
Practical steps to keep everyone on track:
- Get a strong preapproval and deliver lender documents quickly.
- Order inspections immediately after acceptance, and schedule roof, sewer, or other specialty inspections early.
- Review seller disclosures as soon as they arrive and ask questions right away.
- Request HOA documents and the estoppel early, and confirm delivery timelines.
- Calendar all contingency dates from the signed contract. Ask for extensions in writing before deadlines if needed.
- Ask your escrow officer for a written closing checklist and funding instructions.
- Verify wiring instructions by calling a known phone number for the escrow office. Do not rely on emailed changes.
- For sellers, gather common items early: HOA contacts, keys and remotes, any repair receipts, and payoff information.
- For buyers, shop homeowner’s insurance early, especially if the property is in a higher‑risk zone.
Week-by-week snapshot
Here is a sample rhythm you can expect. Your exact dates come from your contract and lender.
- Day 0: Offer accepted, contract to escrow, buyer deposits earnest money.
- Days 1–3: Escrow opens, lender notified, preliminary title ordered, seller begins disclosures and HOA notifications.
- Days 3–10: Buyer completes inspections, receives reports, and negotiates repairs if needed.
- Days 7–21: Appraisal ordered and returned, underwriting progresses, repair agreements finalized.
- Days 17–30: Buyer removes contingencies according to the contract, final loan conditions cleared.
- 1–3 days before close: Final walkthrough.
- Closing day: Sign, fund, record with the County Recorder, keys released per contract.
Final tips for a smooth close
- Read every date in your signed agreement and share them with your whole team.
- Keep your lender, agent, and escrow officer looped in on any changes.
- Confirm wires by phone with the escrow office before sending funds.
- Keep inspection, appraisal, and HOA items moving early to protect your timeline.
If you want a hands-on, local team that keeps your escrow organized and on time, connect with The Malkiewicz Team. We combine principal‑led guidance with proven systems and trusted partners so you can close with confidence.
FAQs
What happens to my deposit if I cancel during escrow in San Diego?
- If you cancel within valid contingency periods per your signed contract, your earnest money is typically returned. After contingencies are removed, the seller may pursue remedies outlined in the agreement.
How long is a typical escrow in San Diego County?
- Many escrows run 21 to 45 days, with 30 days common. Cash deals can be faster, and complex financing or HOA reviews can push timelines to 45 to 60-plus days.
When is my earnest money due after offer acceptance?
- Your contract sets the deadline. A common practice is delivery within 24 to 72 hours after acceptance. Confirm your exact date in the purchase agreement.
What San Diego disclosures should I expect to review?
- Expect the Transfer Disclosure Statement, the Natural Hazard Disclosure, and any HOA documents and estoppel if the home is in a community association.
Do I need a termite inspection for a San Diego home purchase?
- Termite or wood‑destroying organism inspections are common and may be required by lenders. Any recommended work is often part of buyer and seller negotiations.
What if the appraisal comes in low in San Diego?
- You can renegotiate, bring additional funds, or cancel if your appraisal contingency allows it. The specific options depend on your contract.
When do I get the keys to my new home?
- Keys are released after escrow confirms the deed has recorded with the San Diego County Recorder and all contract terms for possession are met.
How do I avoid escrow wire fraud?
- Always verify wiring instructions by calling your escrow officer at a known phone number. Do not rely on emailed changes or links to confirm wiring details.
