Buying or selling in San Mateo and wondering how long escrow really takes? You are not alone. The process has a lot of moving parts, and small delays can add days to your closing. In this guide, you will see the typical San Mateo escrow timeline, who does what at each step, and practical tips to keep things on track. Let’s dive in.
What escrow means in San Mateo
Escrow is a neutral process where a third party holds funds and documents until all contract conditions are met. Your escrow and title teams coordinate with your lender, agents, and the county to close the sale. Most San Mateo escrows close in 30 to 60 calendar days after the offer is accepted. Cash deals often finish in 7 to 21 days, while financed purchases commonly take 30 to 45 days depending on underwriting and negotiations.
Step-by-step timeline
Days 0–1: Open escrow
- Offer accepted and escrow opened right away.
- Buyer sends the initial deposit to the escrow company, usually within 1 to 3 business days per the contract.
- Escrow issues an escrow number and instructions for all parties.
Days 1–3: Title order and lender setup
- Title search is ordered to confirm ownership and check for liens or other issues.
- Buyer completes a loan application and begins sending in documents. Lenders provide initial disclosures soon after application.
- Sellers gather required disclosures and property documents for the buyer’s review.
Days 3–21: Inspections and contingencies
- Buyers schedule a general home inspection and, if needed, specialty checks such as pest, roof, foundation, HVAC, and sewer lateral.
- In the Bay Area, sewer scopes are common for older homes and can surface repair needs.
- Buyers review seller disclosures, negotiate repairs or credits, and remove the inspection contingency according to the contract.
Days 7–30+: Appraisal and underwriting
- Lender orders an appraisal, which is typically scheduled within 3 to 10 business days.
- After the appraisal, the lender’s underwriter reviews income, assets, property details, and any conditions.
- Buyers respond quickly to document requests to avoid delays.
Days 7–30+: Title clearance and HOA review
- Title company prepares a preliminary report and works to clear any exceptions such as unreleased loans or tax liens.
- Sellers resolve open issues that affect clear title.
- If the home is in an HOA, the seller provides HOA documents. Buyers review budgets, minutes, and rules before removing the HOA-related contingency.
3–5 days before closing: Final approval and signing
- Once loan conditions are cleared, the lender issues the Closing Disclosure at least three business days before consummation for eligible loans.
- Escrow prepares the final settlement statement and coordinates signing for both parties.
- Buyers typically complete a final walk-through within 24 to 48 hours of signing to confirm property condition.
Closing day to 1–3 business days: Funding, recording, keys
- Lender wires funds to escrow, escrow confirms all conditions are met, and the deed and loan documents are recorded with San Mateo County.
- Recording can occur the same day or the next business day, depending on timing and county processing.
- After confirmation of recording and funding, escrow releases keys per the contract.
Typical contingency periods
Contingencies protect you while you complete due diligence. All timelines are negotiable and shaped by market conditions.
- Inspection contingency: 7 to 17 days is common.
- Appraisal contingency: 7 to 21 days is typical.
- Loan contingency: 14 to 30 days is common for financed buyers.
Shortening or removing contingencies can help an offer compete in a hot San Mateo market, but it increases risk. Review the tradeoffs with your agent before you commit.
San Mateo County specifics
Recording and e-recording
San Mateo County records deeds and related instruments, and many California counties accept e-recording that can speed up processing. Ask your escrow officer if e-recording is available for your file and what the expected recording window is.
Taxes and proration
Escrow prorates property taxes so each party pays their share based on the closing date. Documentary transfer taxes and any city transfer taxes may apply, and who pays them depends on local practice and your contract. After closing, California’s supplemental assessments may adjust the tax bill due to the change in ownership.
Required disclosures
California sellers provide statutory disclosures, including the Transfer Disclosure Statement and Natural Hazard Disclosure, plus any lead-based paint disclosure for homes built before 1978. Depending on the location in San Mateo County, there may be additional local notices, special tax district information, or hazard zone disclosures.
HOA documents and timing
For homes and condos in an HOA, sellers must deliver a complete and current HOA packet. Buyers get a review period per the contract and can cancel based on the HOA documents. Obtaining the full packet can take days to weeks, so sellers who order early help prevent delays.
Common delays and how to avoid them
What causes slowdowns
- Underwriting conditions that are not cleared on time.
- Appraisals that come in below the contract price.
- Title issues such as unreleased liens or complex vesting.
- Slow or incomplete HOA document delivery.
- Wire verification and fraud-prevention checks that are not followed correctly.
- County recording backlogs or deed formatting problems.
How to keep on track
- For buyers: Secure full pre-approval and gather pay stubs, bank statements, and tax returns up front. Respond to lender and escrow requests within 24 hours.
- For sellers: Complete disclosures before listing and order HOA documents early. Identify and resolve known title items as soon as possible.
- For everyone: Use experienced local escrow and title teams. Confirm wiring instructions verbally with known contacts to prevent fraud. Set realistic contingency timelines and keep a shared calendar of deadlines.
Sample timelines
Financed purchase (typical)
- Day 0: Offer accepted; escrow opened; earnest money deposited.
- Days 1–3: Title search; lender begins underwriting; seller provides disclosures.
- Days 3–14: Inspections and repair negotiations.
- Days 7–21: Appraisal ordered and completed; underwriting continues.
- Days 21–35: Loan conditions cleared; Closing Disclosure delivered; signing scheduled.
- Days 30–45: Funding, recording, and keys.
All-cash, non-contingent
- Day 0: Offer accepted; escrow opened; proof of funds or wired funds confirmed.
- Days 1–3: Title search and preliminary report.
- Days 3–7: Optional inspections and removal of any negotiated contingencies.
- Days 7–14: Funds confirmed; recording; close and key delivery.
Final walk-through and possession
Your final walk-through confirms the home is in substantially the same condition and that agreed repairs, if any, are complete. Possession timing is set in the contract. In many San Mateo deals, keys are released at recording, but rent-backs and other terms can change the handoff.
What you can expect with a local guide
You deserve a smooth, predictable closing. A local, hands-on approach helps you understand each step, track deadlines, and resolve issues before they become delays. With clear communication, detailed calendars, and strong coordination with escrow, title, and lenders, you can move from offer to keys with confidence.
If you are selling, preparing disclosures and HOA documents early and addressing known title items can tighten your timeline. If you are buying, a full pre-approval and quick responses to lender conditions keep your file moving. When you want a calm, well-managed escrow in San Mateo, partner with a team that treats your move like their own.
Ready to talk through your timing and next steps? Reach out to the boutique, client-first team at Jlu Real Estate to map your path from offer to keys.
FAQs
How long is escrow in San Mateo?
- Most escrows close in 30 to 60 days, with cash often 7 to 21 days and financed purchases commonly 30 to 45 days depending on underwriting and negotiations.
What contingencies are typical in San Mateo?
- Inspection, appraisal, and loan contingencies are common, with typical ranges of 7–17 days for inspection, 7–21 days for appraisal, and 14–30 days for loan.
Who holds my earnest money and is it refundable?
- A neutral escrow company holds your deposit, and refundability depends on your contract and contingency deadlines.
When do I get the keys in San Mateo County?
- Keys are usually released at or after recording and funding, though possession terms are contract-specific and may include rent-backs.
What fees and taxes should I expect at closing?
- Expect prorated property taxes, escrow and title fees, and possible county or city transfer taxes and assessments, with who pays determined by local custom and your contract.
What can delay recording with the county?
- Missing documents, deed formatting issues, county backlogs, incomplete title clearance, and delayed wires can all push recording to a later business day.
