Redwood City Escrow Timeline: From Offer to Closing

Buying a home in Redwood City and wondering how long escrow really takes? You are not alone. Once your offer is accepted, the steps can feel fast and technical, with many people and deadlines moving at the same time. In this guide, you will see a clear, local timeline from offer to recording, plus checklists and ways to stay on track. Let’s dive in.

Escrow basics in California

In California, escrow is a neutral third party that holds funds and documents until all contract conditions are met. The escrow holder opens the file, manages the flow of paperwork, and coordinates with your lender, title, and both agents. Title companies also issue title insurance and provide an early preliminary title report for you and your lender to review.

When the final conditions are satisfied, escrow collects funds, authorizes recording with the county, and disburses money to the seller. You receive keys according to the contract, typically after recording.

Typical Redwood City timelines

Most Redwood City escrows close in about 30 to 45 days after offer acceptance. Well‑prepared buyers with clean financing can close faster, sometimes 17 to 21 days, and cash buyers may be even quicker. Longer escrows, 45 to 60 days or more, are used when a buyer must sell a home first, when HOA documents are slow, or when financing is more complex.

Every deal is different, and your contract controls the actual dates. Use the timelines below as planning guides.

30‑day escrow at a glance

Day 0: Offer accepted and escrow opens

• Deposit your earnest money per the contract, often within 1 to 3 business days.
• Escrow opens the file and orders the preliminary title report.
• Your lender receives the contract and begins or finalizes your loan application.

Days 1–3: Early setup

• Seller delivers required disclosures and any existing reports.
• You schedule inspections: general home, pest/termite, roof, HVAC, sewer scope, and any specialty inspections you want.
• For condos or HOAs, your agent requests HOA documents right away.

Days 4–14: Inspections and appraisal

• Inspectors visit the property and produce reports.
• You review results and consider repair requests or credits.
• Lender orders the appraisal. Many appraisals complete in about 7 to 14 days after ordering.
• Title reviews the property’s status and flags any exceptions that need cure.

Days 14–21: Underwriting and contingencies

• Lender advances underwriting and may request updated pay stubs, statements, or HOA documentation.
• You and the seller finalize repair or credit agreements.
• You remove contingencies per the contract schedule, such as inspection, appraisal, and loan.

Days 27–29: Final prep

• You receive your Closing Disclosure at least 3 business days before consummation, which is a federal requirement.
• Schedule your final walkthrough 24 to 72 hours before closing.
• Arrange your final funds for closing and confirm wire instructions with escrow by phone.

Day 30: Signing, funding, recording

• You sign loan documents, often 1 to 3 days before funding or on funding day.
• Lender funds the loan, escrow balances the file, and title records the deed with San Mateo County.
• After recording, funds are disbursed to the seller and you receive keys per the contract.

45‑day escrow at a glance

Use this when you have a sale contingency, need more time for HOA documents, or your lender needs a longer runway.

• Days 0–7: Same opening steps as above, including earnest money and inspection scheduling.
• Days 7–21: Complete inspections and appraisal. HOA documents may arrive during this period for condos or planned communities.
• Days 21–35: Extended time for your buyer’s home sale contingency or deeper loan review. Finalize repair credits.
• Days 36–44: Clear lender conditions, receive the Closing Disclosure, and prepare final funds.
• Day 45: Sign, fund, record, and receive keys.

Key contingencies to know

• Inspection contingency: Lets you investigate the property and request repairs or credits for material issues.
• Loan contingency: Ties your purchase to obtaining financing by a deadline.
• Appraisal contingency: Protects you if the appraisal comes in low. You can renegotiate, bring extra cash, or cancel if allowed by the contract.
• Title contingency: Allows review of title exceptions and cures of defects before closing.
• HOA/CC&R contingency: For condos or planned communities, you have time to review HOA documents and fees.
• Home sale contingency: Adds complexity and time. In competitive moments, sellers may be less willing to accept these.

Inspections to consider in Redwood City

Redwood City homes can vary in age and construction, so a thorough inspection plan helps you spot costs early. Common inspections include:

• General home inspection
• Pest/termite (wood‑destroying organisms)
• Roof, HVAC, and chimney
• Foundation and structural if flagged by the general inspection
• Sewer scope, which is often recommended across Peninsula cities

Some local jurisdictions require sewer lateral compliance or certification on sale. Requirements can change, so confirm any current Redwood City or San Mateo County rules with your title or escrow officer before you rely on them.

Appraisal, loan, and HOA timing

• Appraisal: Often 7 to 14 days after the lender orders it, though busy markets can run longer.
• Loan underwriting: Many buyers clear loan contingencies within 21 to 30 days. Highly prepared borrowers and fast appraisals can shorten this.
• HOA documents: For condos and planned communities, allow about 7 to 15 business days. Some management companies are slower, so order immediately.

Staying responsive to lender and escrow requests helps keep your file moving.

Funding, signing, and recording

• Closing Disclosure timing: By federal rule, you must receive your Closing Disclosure at least 3 business days before consummation. Last‑minute changes can restart the clock.
• Signing and funding: You sign loan documents 1 to 3 days before funding or on the funding day, depending on your lender’s process. After funding, escrow balances the file.
• Recording in San Mateo County: Many transactions use electronic recording, which often allows same‑day or 1 to 2 business‑day turnaround when all documents are in. If paper recording is required, allow a few extra days.

Once recorded, you legally own the home and receive keys as agreed in your contract.

Common delays and how to avoid them

• Appraisal shortfall: If the appraisal is low, you can negotiate, bring additional cash, or cancel if your contingency allows. Having a plan for this risk helps.
• Slow HOA documents: Order HOA documents on day one. Build in time if the management company is known to be slow.
• Title issues: Liens or boundary concerns take time to cure. Early review of the preliminary title report is key.
• Incomplete seller disclosures: Late deliveries can push dates. Agents should track delivery and acknowledgment.
• Loan documentation: Respond quickly to lender requests and avoid large financial changes during escrow.
• Wire fraud: Always confirm wire instructions with escrow by calling a verified phone number, never by email link.

Buyer checklist: early escrow

• Get a full lender pre‑approval, not just pre‑qualification.
• Prepare your earnest money and calendar the deposit deadline.
• Schedule inspectors immediately after acceptance.
• For condos or HOAs, have your agent request HOA documents right away.
• Shop homeowner’s insurance and secure a binder before closing.

Buyer checklist: last week

• Confirm you received your Closing Disclosure and review all fees.
• Schedule your final walkthrough 24 to 72 hours before closing.
• Call escrow to verify wire instructions and amount. Do not rely on emailed instructions.
• Bring valid ID to signing and confirm your final funds are in place.

Seller checklist

• Deliver all required disclosures promptly and completely.
• Complete agreed repairs or arrange credits per the contract.
• Coordinate move‑out timing, keys, remotes, and manuals for the buyer.
• Work with escrow on payoff statements for any existing loans.

Safety first: protect your funds

Wire fraud is a real risk in California real estate. To protect yourself:

• Call your escrow officer using a verified phone number before sending any wire.
• Confirm the exact amount, account name, and routing details.
• Do a small test call‑back before any large transfer.
• Never trust last‑minute email changes to wiring instructions.

When you get the keys

Most Redwood City buyers receive keys after funding and recording, which may be the same day or within 1 to 2 business days when electronic recording is used. Your purchase contract will state possession terms, so confirm timing with your agent and escrow officer a few days before closing.

Final thoughts

A smooth Redwood City escrow comes down to early organization, fast communication, and clear expectations. Use the timelines and checklists above to plan each step, and lean on your lender, escrow officer, and agent to keep dates aligned. If you are also planning to rent out a property after closing, an integrated brokerage and property‑management team can reduce handoffs and help you go from purchase to tenant‑ready more efficiently.

If you want a local, step‑by‑step plan for your next move, connect with Manie Kohn to schedule a free consultation.

FAQs

How long does escrow take in Redwood City?

• Most escrows close in about 30 to 45 days, with faster timelines possible for cash or highly prepared buyers, and longer ones when there is a home sale contingency or complex financing.

What happens right after my offer is accepted?

• You open escrow, deposit earnest money within 1 to 3 business days, receive seller disclosures, schedule inspections, and your lender orders the appraisal while title prepares the preliminary title report.

When do I get keys in San Mateo County?

• Keys are typically delivered after funding and recording, often the same day or within 1 to 2 business days when electronic recording is used, unless your contract specifies a different possession time.

How can I speed up closing on a Redwood City home?

• Provide lender documents quickly, order HOA documents on day one, choose experienced escrow and title teams that support electronic recording, and consider shorter contingencies if appropriate for your risk tolerance.

What commonly delays escrow in Redwood City?

• Appraisal shortfalls, lender underwriting requests, title defects, slow HOA documents, incomplete disclosures, and sale contingencies are the most frequent causes of delay.

Are there local transfer taxes or special fees?

• Some California counties and cities have documentary or local transfer taxes that can change over time, so confirm current fees for your specific property with your title company or the San Mateo County Recorder before closing.