Are you wondering what actually happens after your offer is accepted on a Mill Valley home? You are not alone. Escrow can feel opaque, especially when timelines are tight and stakes are high. In this guide, you will learn the key steps, typical timelines, common roadblocks in Marin, and the simple actions that keep your closing on track. Let’s dive in.

What escrow means in Marin

Escrow is the neutral process that holds funds and coordinates documents so the deed can transfer from seller to buyer. A licensed escrow holder collects your deposit, manages paperwork, and releases funds at closing. While escrow works closely with your lender and the title company, each has a distinct role.

In Marin, your escrow officer will open title, coordinate the recording of the deed with the county, arrange payoffs, and prepare your final settlement statement. Your agent and lender share documents with escrow throughout, and you sign closing papers once your loan is approved and funds are ready.

Who’s involved in your closing

• You: complete inspections, respond to lender requests, deposit earnest money, sign, and wire closing funds.
• Seller: delivers disclosures, completes agreed repairs, and signs to transfer clear title.
• Buyer’s and listing agents: coordinate inspections, negotiate terms, and keep everyone aligned.
• Escrow officer: opens escrow, holds and disburses funds, and manages recording.
• Title company: researches the title record and issues title insurance.
• Lender: orders the appraisal, underwrites your loan, and funds at closing.
• Specialists: inspectors, HOA managers for documents, surveyors, and insurance agents.

Step-by-step escrow timeline

Every contract is unique, but these windows are common in Mill Valley and greater Marin. All dates are negotiable and should follow your signed agreement.

Before and at acceptance

• Get fully pre-approved and gather proof of funds.
• Submit your offer. Once accepted, the contract sets your deposit and contingency dates.

Days 0 to 3: Open escrow and deposit

• Your agent opens escrow and sends the executed contract.
• You deposit earnest money, often within 1 to 3 business days.
• Escrow orders a preliminary title report.

Weeks 1 to 3: Inspections, disclosures, lender steps

• You schedule a general home inspection and a wood-destroying organism inspection, plus roof, chimney, septic, well, HVAC, plumbing, electrical, or geotechnical specialists as needed.
• You receive seller disclosures, including mandated California forms.
• Your lender orders the appraisal and begins underwriting.
• For condos or planned developments, HOA documents are requested. These can take several days to 10 or more days to arrive.

Typical contingency windows

• Inspection contingency: often 7 to 17 days.
• Loan contingency: often 17 to 30 days; some buyers shorten to be competitive.
• Appraisal contingency: usually tied to loan timing; appraisals often return within 7 to 14 days after order.

Days 14 to 30: Approvals and removals

• Appraisal completes and your lender clears conditions.
• You review title, inspections, and disclosures. If satisfied, you remove contingencies in writing.
• Your lender issues final approval close to funding.

Days 24 to 45: Closing, recording, and keys

• You complete a final walkthrough 24 to 48 hours before closing.
• You wire your remaining funds. Your lender funds the loan.
• The county records your deed and escrow disburses funds. Keys transfer per the agreement.
• Many financed Mill Valley escrows finish in about 30 days. Complex files can extend to 45 days. All-cash purchases can close in 7 to 14 days when title and disclosures are clear.

Contingencies and inspections in Marin

Standard contingencies

• Loan: protects you if financing is denied.
• Appraisal: allows you to reassess if the appraised value is short.
• Inspection: gives time to investigate and negotiate repairs or credits.
• Title: lets you review liens, easements, and vesting.
• HOA review: applies to condos and planned communities.

Smart inspection choices

• General home and WDO: the base for most buyers.
• Roof, HVAC, plumbing, electrical: when systems are older or show wear.
• Septic or well: for properties not on municipal utilities.
• Geotechnical: prudent for hillside homes or slope stability concerns.
• Flood and environmental checks: especially near creeks or low-lying areas.

Marin-specific considerations

• Older housing stock: Many Mill Valley homes date to the early and mid 20th century. Expect potential deferred maintenance or past remodels. Specialty inspections and permit research are wise.
• Hillsides and stability: Sloped lots are common. Geotechnical review and permit history can be important for safety and future projects.
• Wildfire exposure: Insurers may require defensible space and other mitigation. Verify insurance options early.
• Septic vs. sewer: Some parcels remain on septic, which can affect timing, permits, and costs.
• HOA timing and assessments: HOA packets can take time. Review for reserves, rules, and potential assessments.
• Unpermitted work: Older homes may have additions without permits. Factor permit cleanup into your timeline.

Common delays and how to avoid them

Lender and appraisal issues

• Delays often come from incomplete documentation or slow responses to lender conditions.
• An appraisal shortfall can require price negotiations or more cash. Set expectations with your agent early.

HOA and title hurdles

• Late HOA packages, low reserves, or litigation can slow decisions.
• Title surprises like liens or unresolved easements require time to cure. Review the preliminary title report quickly.

Insurance and permits

• Insurance approval can be harder in higher wildfire risk areas. Start quotes right away.
• County or city permits for septic repairs or past work can add time. Begin research early.

Buyer checklist to stay on track

• Get fully pre-approved and maintain clear income and asset documentation.
• Deposit earnest money immediately and keep your receipt.
• Order inspections early and book specialists right away.
• For condos, request the HOA packet on day one.
• Confirm homeowners insurance availability and requirements early.
• Review the preliminary title report promptly and note any questions.
• Keep proof of funds ready for your down payment and closing costs.
• Respond to agent, escrow, and lender requests within 24 hours when possible.
• If planning renovations, check permits and get contractor input before removing contingencies.

Protect yourself from wire fraud

• Always verify wiring instructions directly with your escrow officer using a known phone number. Confirm account details before you send funds.

Costs and who typically pays

Every transaction is negotiable, but here is what buyers and sellers commonly cover in Marin.

Typical buyer costs

• Loan fees such as appraisal, credit report, and underwriting.
• A share of escrow and title charges depending on local practice and the contract.
• Recording fees, prorations, and homeowners insurance.
• Some HOA transfer or document fees, depending on the HOA.

Typical seller costs

• Real estate commission.
• Owner’s title insurance policy in many Northern California transactions, subject to agreement.
• Documentary transfer taxes, if applicable, and payoff of any mortgages.
• A share of escrow and title fees per custom or negotiation.

Documents to gather now

• Your lender pre-approval and proof of funds.
• Government ID for signing.
• Recent pay stubs, bank statements, and the last two years of tax returns if financing.
• Homeowners insurance binder before funding.
• For condos, any lender-required condo documentation.

Final walkthrough, funding, and keys

A day or two before closing, you will conduct a final walkthrough to confirm the property’s condition and any agreed repairs. After your lender clears the file and you wire funds, escrow coordinates recording with Marin County. Once recorded, escrow disburses funds and your agent arranges keys per the possession terms in your contract.

Strategy in competitive Mill Valley markets

Shorter contingency periods can make your offer more competitive, but they increase risk. If you shorten or waive an inspection, loan, or appraisal contingency, you accept more exposure to unexpected repairs, financing denials, or the need to bring extra cash. Work with your agent to find the right balance for the property, your comfort level, and your goals.

Ready to move from accepted offer to smooth close with confidence in Mill Valley or nearby Marin towns? Partner with Scott Woods for a calm, proactive escrow experience supported by deep local knowledge and a coordinated team.

FAQs

How long does escrow usually take in Marin?

• For financed purchases, about 30 days is common. Hot markets can close in 17 to 21 days, while complex files can run 45 days or more. All-cash deals can close in 7 to 14 days when title and disclosures are clear.

When is earnest money due in Mill Valley transactions?

• Your contract sets the deadline, but many deposits are due within 1 to 3 business days after acceptance. If you cancel within your contingencies, the deposit is typically returned per the agreement.

What inspections do Marin buyers typically order?

• Most buyers start with general home and wood-destroying organism inspections, then add roof, chimney, HVAC, plumbing, electrical, septic, well, geotechnical, or environmental checks based on the property.

Who selects the escrow and title company?

• Either party can propose providers and both sides agree in the contract. Using a team that knows Marin processes and county recording is often helpful.

What can delay closing in Mill Valley?

• Common causes include lender documentation delays, appraisal shortfalls, slow HOA packets, title issues, insurance approvals, or permit-related work. Early preparation and quick responses help avoid setbacks.

Is it smart to waive contingencies to win a bid?

• Waiving contingencies can strengthen your offer but raises risk. Consider pre-inspections, tighter but realistic timelines, and a plan for appraisal outcomes before removing protections.