Back to all guides

Once you accept an offer, most sellers relax a little, then get anxious a week later because nothing seems to be happening. Here's what's actually going on behind the scenes during a typical escrow.

What Escrow Actually Is

Escrow is a neutral third party that holds funds and documents until every condition of the sale is met. Neither the buyer's money nor the seller's deed changes hands until escrow confirms everything checks out. It's what makes the transaction safe for both sides.

Week by Week: A Typical Escrow Timeline

Week 1: Escrow opens, the buyer's deposit goes in, and disclosures go out. This is also when the buyer typically schedules their home inspection.

Week 2: Inspection results come back. If repairs or credits are being negotiated, this is usually where that conversation happens. The appraisal (if the buyer is financing) is often ordered around this time too.

Week 3: Appraisal results come in. Contingencies start getting removed one by one as the buyer's lender finalizes underwriting.

Week 4-6: Final loan approval, final walkthrough, and closing. Once everything is signed and funded, the deed records and the sale is officially complete.

Common Things That Slow Escrow Down

A low appraisal is the most common holdup, since it can require renegotiating price or the buyer bringing more cash to the table. Financing delays on the buyer's side, title issues that need clearing, and drawn-out repair negotiations after inspection are the other usual suspects. None of these are unusual, but they can extend a 30-day escrow into 45 or longer if they're not managed proactively.

What You Need to Do vs What Your Agent Handles

Your job as the seller is mostly responsiveness: answering disclosure questions honestly, keeping the home accessible for the inspection and appraisal, and responding promptly to any repair or credit requests. The paperwork coordination between escrow, the buyer's lender, and title all happens mostly behind the scenes, on your agent's end.

If you're earlier in the process and still deciding whether to list, my guide on how to sell your home in Pico Rivera covers everything that happens before you get to this stage.

Common Questions

How long does escrow take in California?
Typically 30 to 45 days for a standard sale with financing, though it can move faster for cash purchases or take longer if there are appraisal or inspection issues to resolve.
What can delay escrow?
The most common culprits are a low appraisal, financing delays on the buyer's side, title issues that need to be cleared, and unresolved repair negotiations after inspection.
What does the seller actually need to do during escrow?
Respond to disclosure and repair requests promptly, keep the home accessible for inspections and the appraisal, and stay in communication with your agent as contingencies get cleared. Most of the paperwork coordination happens on the agent and escrow officer's end.

Heading Into Escrow and Want a Steady Guide?

I'll walk you through every step so nothing catches you off guard between contract and closing day.

Get in Touch