How Escrow Works In San Mateo County

Feeling unsure about what happens between your accepted offer and getting the keys? You are not alone. Escrow in California is specific, fast-moving, and full of deadlines, especially in San Mateo County. In this guide, you will learn how escrow actually works here: the steps, who does what, a realistic timeline, local factors that affect timing, and practical ways 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 instructions, coordinates with title and your lender, and releases money only when every contract condition is met. It is not the lender and it is not the title insurance company, though all three work together. The escrow officer follows the written instructions in your purchase agreement and manages the paperwork and payoffs so the property can legally transfer to you.

How escrow differs from title and the lender

• Escrow: Holds deposits and loan funds, follows written instructions, prepares closing statements, coordinates recording, and disburses funds after recording.
• Title company: Searches title, issues the Preliminary Title Report, and provides the title insurance policies at closing.
• Lender: Underwrites your loan, orders the appraisal, issues the Closing Disclosure, and funds the loan once conditions are met.

Typical timeline in San Mateo County

Your contract sets the deadlines, but there are common patterns across the Peninsula.

• All-cash: Often 7 to 14 calendar days from acceptance to recording when there are no contingencies and everyone is prepared.
• Financed purchase: Most close in about 30 days. Many run 30 to 45 days, and some complex loans stretch to 45 to 60 days.
• What drives timing: Inspection, appraisal, and loan contingencies are the main variables. Shorter windows can speed things up but increase risk of delay.

Common milestone sequence

1. Open escrow and deposit earnest money: usually within 1 business day of acceptance.
2. Title search and Preliminary Title Report: typically 3 to 10 business days after opening.
3. Buyer inspections and investigation: commonly 7 to 21 calendar days, per contract.
4. Loan application and appraisal order: appraisal often returns in 7 to 21 days.
5. Repair negotiations and contingency removals: within your inspection window.
6. Lender clear-to-close: usually 7 to 21 days after appraisal and final docs.
7. Closing Disclosure: must be received at least 3 business days before signing.
8. Signing, funding, and recording: funding is often same or next business day after signing. Recording follows soon after.
9. Disbursement and keys: escrow closes after recording and final accounting.

Who does what in escrow

• Escrow officer: Prepares settlement statements, holds and accounts for funds, processes payoffs, tracks prorations, and coordinates recording.
• Title company: Researches title, clears issues as needed, and issues owner’s and lender’s policies at closing.
• Lender: Underwrites, orders appraisal, issues the Closing Disclosure, and funds the loan.
• Buyer and seller: Provide documents, resolve contingencies, and sign closing paperwork.
• Real estate agents: Coordinate inspections, negotiate terms, and help keep all parties on schedule.
• County Recorder and Assessor: Recorder files your deed. Assessor updates ownership and may issue supplemental tax assessments.

Key contingencies and deadlines

Inspection period

Your inspection contingency allows you to investigate the property, review disclosures, and decide whether to proceed or request repairs. The window is set in your contract, often 7 to 21 days. Shortening or waiving this contingency can speed a closing but increases risk.

Loan and appraisal

A loan or financing contingency gives you an out if you cannot obtain financing in time. Many contracts set this at 21 to 30 days. The appraisal is ordered early and commonly takes 7 to 21 days to complete, depending on appraiser availability and property complexity.

Title review

You will receive a Preliminary Title Report listing existing liens, easements, or exceptions. Items that need clearing can add time. Common issues include old liens, judgment payoffs, vesting errors, or HOA-related exceptions.

Closing Disclosure timing

Under federal rules, your lender must deliver the final Closing Disclosure at least 3 business days before consummation. This is a hard timing requirement and often defines the last week of your escrow timeline.

San Mateo County factors to expect

E-recording at the County Recorder

San Mateo County accepts e-recording for many document types. This often shortens the time from funding to recording to about 1 to 3 business days, depending on document type and workload. Your escrow officer will confirm the current turnaround.

Property taxes and prorations

California’s property tax year runs from July 1 to June 30. Escrow prorates taxes on your settlement statement. After a change in ownership, you may receive a supplemental assessment and a supplemental tax bill separate from your regular taxes.

Transfer taxes

Documentary transfer taxes and any city-level transfer taxes vary by jurisdiction. Your purchase agreement will specify who pays what. Confirm the amounts and responsibility with escrow and title early.

HOA and condo documents

If you are buying a condo or a home in an HOA, expect a resale disclosure package. Management companies often need several business days to a few weeks to deliver it. Some lenders require a complete HOA packet before funding.

Special assessments

Some Peninsula properties include Mello-Roos or other community facilities district assessments. These appear in your title and tax reports and can affect your monthly carrying costs.

Local disclosures and hazards

Properties near coastal bluffs, steep slopes, or mapped earthquake or landslide zones may trigger additional questions or inspections. Your disclosures will outline these items.

Common bottlenecks

• Slow HOA resale packet delivery.
• Appraisal delays or valuation challenges for unique or high-priced homes.
• Title exceptions that require payoff, releases, or additional documentation.
• Lender delays when buyer income or assets are complex or international.

Funding, recording, and closing day

How money and documents move

Escrow requires good funds, typically by wire transfer or cashier’s check. Once all conditions are met, the lender funds the loan and your funds arrive in escrow. Escrow then instructs title to record your deed and the mortgage. After the County Recorder confirms recording, escrow disburses funds and the transaction is closed.

Wire safety

Wire fraud is a real risk. Only use written wiring instructions from escrow and verify any changes by calling a known, trusted phone number. Do not rely on email alone to confirm wiring details.

Final walkthrough

You will typically walk through the home the day before or the day of signing to confirm it is in the agreed condition and any negotiated repairs are complete.

How to keep your escrow on track

• Share complete documentation with your lender immediately after acceptance.
• Confirm HOA packet timelines up front if you are buying in an HOA or condo.
• Ask escrow for an early estimated settlement statement and the final funds needed to close.
• Verify wire instructions by phone with your escrow officer before sending any funds.
• Reply quickly to requests from your lender, escrow officer, and agent.
• If you are relocating or traveling, arrange for a power of attorney or remote signing, as approved by escrow and the lender.
• Discuss potential supplemental taxes with escrow or the Assessor’s Office if you are buying new construction or a recently reassessed home.

Example 30-day financed path

Here is a practical way a financed escrow often runs in San Mateo County. Your contract may vary.

• Days 1 to 3: Open escrow, deposit earnest money, apply for your loan. Title orders the Preliminary Title Report.
• Days 4 to 10: Receive seller disclosures and the Prelim. Start inspections. Lender orders the appraisal.
• Days 11 to 20: Inspection follow-ups, repair requests, and appraisal completion. Work toward contingency removals.
• Days 21 to 26: Lender finalizes underwriting and issues clear-to-close. You receive the Closing Disclosure at least 3 business days before signing.
• Days 27 to 30: Sign loan and escrow documents. Lender funds. Title records. Escrow disburses funds, and you receive the keys after recording.

Work with a local guide

A smooth escrow comes from clear communication, early preparation, and a team that knows San Mateo County’s norms. If you want a calm, concierge experience with proactive coordination of lenders, title, and HOA vendors, connect with a local advisor who does this every week. To plan your timeline and next steps with confidence, schedule a private conversation with Nick Delis.

FAQs

What is escrow in a San Mateo County home purchase?

• Escrow is a neutral third party that holds funds and instructions, coordinates with title and your lender, and disburses money after documents record and all conditions are met.

How long does escrow take for financed buyers in San Mateo County?

• Most financed purchases close in about 30 days, with many running 30 to 45 days and some complex loans taking 45 to 60 days.

When will I get the Preliminary Title Report in San Mateo County?

• The Prelim typically arrives 3 to 10 business days after escrow opens, and you should review it for liens, easements, and vesting details.

What is the Closing Disclosure timing requirement for buyers?

• Your lender must deliver the final Closing Disclosure at least 3 business days before consummation, which usually sets your signing date.

Can e-recording speed up closing in San Mateo County?

• Yes, the County Recorder accepts e-recording for many documents, often allowing recording within 1 to 3 business days depending on document type and workload.

Will I receive a supplemental property tax bill after closing?

• A change in ownership can trigger a supplemental assessment, so you may receive a supplemental tax bill in addition to prorated regular taxes.