Buying or selling in South San Francisco and hearing the word “escrow” a lot? You are not alone. Escrow can feel opaque, especially the first time you go through it. The good news is that once you know the steps, the timelines, and who does what, the process becomes predictable.
In this guide, you will learn how escrow works in San Mateo County from offer to keys, the typical timing for each step, and practical tips to prevent delays. You will also see what to expect as a buyer or a seller and how a steady local team helps you close with confidence. Let’s dive in.
Escrow basics in California
Escrow is a neutral, third‑party process that holds funds and documents while the contract terms are carried out. The escrow holder coordinates the closing and disburses money only after all agreed conditions are met. This keeps both sides protected and on the same page.
In California, title companies usually handle the title search and title insurance, and escrow companies handle funds, documents, and recording. In San Mateo County, it is common for one company to provide both title and escrow services. Escrow companies are regulated in California, and lenders must follow federal disclosure rules that affect closing timelines.
Who is involved locally
In South San Francisco and nearby Peninsula cities, you can expect these players:
- Buyer’s lender and loan officer
- Escrow officer and title officer
- Listing agent and buyer’s agent
- Inspectors, such as general home, termite or WDO, roof, and sewer when requested
- HOA management for condominiums
- San Mateo County Recorder for deed recording
Knowing who does what helps you route questions quickly and keep momentum.
The escrow timeline at a glance
Every contract is negotiated, but these ranges are common in San Mateo County:
- Typical escrow length for financed purchases: 30 to 45 days
- All‑cash escrow: 7 to 14 days when documents and access are ready
- Inspection contingency: often 10 to 17 days
- Loan and appraisal contingency: often 17 to 21 days or slightly longer
- Appraisal turn time: commonly 7 to 14 days
- Underwriting turn time: commonly 7 to 14 days after a complete file is submitted
- Closing Disclosure: delivered at least 3 business days before closing in financed deals
- Recording: often same day or next business day after funding, though 1 to 3 days is a safe cushion
Step-by-step: from acceptance to keys
Day 0–1: Open escrow and deposit
Once your offer is accepted, the signed contract is sent to the chosen escrow company, and an escrow number is assigned. Your earnest money deposit, sometimes called EMD, shows good faith and is held in a secure escrow trust account. Local practice for financed deals often ranges from 1 to 3 percent of the purchase price, with higher deposits more common in very competitive or cash offers. Your contract sets the deposit deadline, often within 1 to 3 business days.
Escrow will confirm acceptable deposit methods. Some accept personal checks, while others require a wire or cashier’s check. Always follow the escrow officer’s instructions to avoid delays.
Days 0–17/21: Contingencies and inspections
Most buyers include several contingencies. Common ones are inspection, loan, appraisal, title review, and disclosure review. Condos add HOA document review. In the Bay Area, a 17‑day inspection contingency is a frequent starting point, but this is negotiable.
Schedule inspections in the first few days to leave room for any follow‑up or repair requests before your contingency removal date. Termite or WDO inspections are common and may be required by some lenders. For condos, HOA documents and financials should be ordered early, since response time can vary. The contract spells out how and when a buyer can cancel during contingency periods.
Days 7–28: Appraisal and underwriting
If you are financing, the lender orders the appraisal after escrow opens. Appraisers usually visit within 7 to 14 days, though busy periods can run longer. Once the appraisal is in and your documents are complete, the underwriter reviews the file. That review commonly takes 7 to 14 days and may include conditions that you must satisfy.
If the appraisal comes in below the contract price, common outcomes include renegotiating the price, the buyer bringing in additional cash, or cancelling if an appraisal or loan contingency allows. Lenders must also provide the Closing Disclosure at least 3 business days before you sign final documents.
Days 24–45: Final loan docs, walkthrough, and signing
After underwriting approval, the lender sends final loan documents to escrow. You will sign your package with a notary, often at the escrow office or with a mobile notary. Some documents may be signed electronically, depending on the lender. Buyers usually complete a final walkthrough 24 to 48 hours before closing to confirm the property is in the expected condition.
Once all parties sign and the lender funds the loan, escrow prepares to disburse funds and record the deed with the county.
Recording and keys
The deed and any loan documents are recorded at the San Mateo County Recorder. Many transactions record the same day or the next business day after funding, though a 1 to 3 business day window is a safe planning buffer. Keys and possession are handled as the contract specifies. In many cases, keys are released after recording, unless both parties arranged something different in writing.
Costs and who pays what
Who pays each closing cost is negotiated in your contract. A common pattern is that buyers pay most lender fees, their share of escrow and title charges, recording fees, and prorated property taxes and HOA dues. Sellers typically pay commission and certain seller-side closing costs. Title insurance policies can be paid by either side, and local custom varies. Your exact numbers will come from your settlement statement.
Lenders may also require prepaids for taxes and homeowner’s insurance, along with reserves for future escrowed payments. Ask your lender and escrow officer to walk you through your itemized estimate early.
Local bottlenecks to watch
San Mateo County closings are efficient, but a few items can slow things down:
- Appraisal delays or low appraisals, especially in fast‑moving markets
- Underwriting conditions that require fresh verification of income or assets
- HOA document delays for condominiums
- Title issues like liens or old mortgages that must be cleared before recording
- Repair or credit disputes that extend beyond contingency deadlines
- Wire verification steps, which are critical for security
- City or utility compliance items, such as permit checks or sewer requirements that vary by city
Build a little flexibility into your calendar for these possible items.
Pro tips to keep escrow on track
- Open escrow and deliver your earnest money right away.
- Order inspections within the first 1 to 3 business days.
- Provide loan documents promptly and reply quickly to any lender requests.
- For condos, order HOA documents immediately, since response times can add days.
- Use only the secure wire instructions provided by escrow and confirm by phone using a known number. Never rely on email alone.
- Keep a single point of contact on each side to streamline communication among lender, escrow, title, and inspectors.
- Set realistic contingency and closing dates, and keep small buffers around critical milestones.
What buyers should expect
As a buyer in South San Francisco or greater San Mateo County, plan to act fast. Your early tasks include depositing funds, booking inspections, and sending your lender complete documentation. Review disclosures carefully and ask questions before removing contingencies. Expect a final walkthrough before closing, then coordinate your closing funds in time for funding and recording. Clear communication with your lender and escrow officer is key.
What sellers should expect
As a seller, your momentum comes from fast, complete disclosures and easy access for inspections and the appraisal. If you have HOA documents, provide them promptly or authorize ordering them right away. Decide early whether you will consider repair requests or credits so negotiations stay efficient. Plan your move‑out around the expected recording date, and confirm any rent‑back or post‑closing occupancy terms in writing.
How a steady local agent keeps escrow smooth
A hands‑on local agent helps you avoid preventable delays and surprises. You get clear timelines, vendor coordination, and quick answers when questions pop up. For sellers, that can include staging, contractor scheduling, disclosure prep, and on‑site support. For buyers, it means smart offer strategy, inspection planning, and steady communication with escrow and your lender.
If you want a calm, predictable closing in South San Francisco or anywhere on the Peninsula, a focused, single point of accountability makes a big difference. When each step is handled with care, you close on time and with confidence.
Ready for next steps?
If you are thinking about buying or selling in San Mateo County, you deserve a guided, predictable process from offer to keys. Reach out to schedule a quick planning call and get a clear timeline tailored to your goals. Connect with Debbie Lamica for local guidance that keeps your escrow on track.
FAQs
How much earnest money should I offer in South San Francisco?
- Many financed offers use 1 to 3 percent of the purchase price as the deposit, while competitive or cash offers often show higher deposits; confirm the right strategy with your agent.
How long does escrow usually take in San Mateo County?
- Financed purchases commonly close in 30 to 45 days, while all‑cash deals often close in 7 to 14 days when documents and access are ready.
What if the appraisal comes in low during escrow?
- Typical options include renegotiating the price, the buyer bringing additional cash, contesting the appraisal with more data, or cancelling if the contract’s appraisal or loan contingency allows.
Can I speed up closing on a financed purchase?
- You can help by providing a complete loan file early, ordering inspections right away, and getting HOA and title items moving, though the lender’s timelines and the 3‑day Closing Disclosure rule still apply.
When do I get the keys after closing in San Mateo County?
- Many contracts deliver keys after recording and funding, often the same or next business day, but possession timing is defined by the contract.
How do I protect myself from wire fraud during escrow?
- Use only wire instructions from your escrow officer, confirm them by calling a known phone number, and never approve changes received only by email without independent verification.
