Buying a home in Sonoma and wondering what happens after your offer is accepted? You are not alone. Escrow can feel mysterious, especially with inspections, appraisals and loan steps moving at once. Here, you will see exactly how escrow works in Sonoma, what to expect week by week, and how to keep your closing on track. Let’s dive in.
What escrow means in Sonoma
Escrow is a neutral process that holds funds and documents until both sides meet all conditions. In California, the title company often provides escrow services too. Title confirms ownership and handles title insurance, while escrow manages the mechanics of the sale.
Key players include you, the seller, your agents, your lender, and the escrow and title team. Most Sonoma residential sales use California Association of Realtors forms, which set the deadlines for inspections, appraisal, loan approval and closing. These dates are negotiated in your offer.
Escrow timeline at a glance
- Typical Sonoma escrow: 30 to 60 days for financed purchases.
- Cash purchases: often 7 to 14 days when documents are in order.
- Critical early windows: earnest money is due within a few days, inspections are commonly 7 to 17 days, and appraisal plus underwriting often run 2 to 4 weeks.
Week-by-week: 30-day escrow
Every transaction is unique, but this guide reflects common steps and timing in Sonoma.
Days 0 to 3: Open and fund escrow
- Offer accepted and delivered to escrow. An escrow number is issued.
- You deposit earnest money as agreed. Escrow confirms your receipt.
- Your lender receives the contract and begins the loan file.
Week 1: Inspections and disclosures
- You schedule inspections: general home, roof, HVAC, pest/termite, and sewer scope as needed. For rural or older homes, add septic and well.
- The seller delivers required disclosures, including Transfer Disclosure Statement and Natural Hazard Disclosure.
- Title sends the preliminary title report for review.
Week 2: Appraisal and negotiation
- Inspectors complete reports. You and your agent review findings.
- If needed, you request repairs or a credit while your inspection contingency is open.
- Your lender orders the appraisal. Appraisers typically take 7 to 14 days to deliver the report after it is ordered.
- Title flags any liens, easements or exceptions that must be cleared.
Week 3: Repairs and underwriting
- The seller completes agreed repairs or prepares credits. Keep receipts and invoices on file.
- The appraisal lands. If it meets or exceeds the price, underwriting continues. If it comes in low, you may renegotiate price, bring extra cash, or ask the lender to reconsider the value.
- Underwriting verifies employment, assets and credit, and issues conditions you must satisfy.
Week 4: Clear to close and signing
- Your lender issues final approval and prepares loan documents.
- Escrow and title finalize the closing statement and clear remaining title items.
- You complete a final walkthrough, typically 24 to 72 hours before signing.
- You and the seller sign closing documents and arrange your wire or cashier’s check per escrow instructions.
Closing day: Record and receive keys
- Escrow coordinates funding and records the deed and mortgage with the Sonoma County Recorder.
- Title issues the final title insurance policy.
- Escrow disburses funds. You receive keys once recording is confirmed.
When escrow takes 45 to 60 days
Some Sonoma transactions need more time. Expect a longer escrow if any of the following apply:
- Complex underwriting or jumbo loans that require extra documentation.
- Septic and well inspections or permit research for rural properties.
- Older homes needing specialist inspections or repair work.
- HOA document retrieval and approvals that can add 7 to 14 days.
- Title issues such as liens or unrecorded easements that must be cleared.
- 1031 exchanges or a sale and purchase that must close together.
Sonoma-specific checkpoints
Sonoma’s mix of historic homes, rural parcels and wildfire considerations can change your schedule. Plan for:
- Wildfire risk details in the Natural Hazard Disclosure and potential defensible-space reviews.
- Septic and well inspections for properties off municipal services. Records are typically reviewed through county environmental health.
- Additional specialists for older homes, including foundation, roof and pest consultants.
- Ag or mixed-use parcels that may require permit and use verification.
- HOA document packages and estoppels that can take up to two weeks or more.
Contingencies that affect timing
- Inspection contingency: Commonly 7 to 17 days. Negotiations for repairs or credits can add days.
- Appraisal contingency: If value is low, you may renegotiate, add cash, or request a reconsideration, which can add 7 to 14 days.
- Loan contingency: Underwriting delays can occur due to document updates, verification needs or lender backlog.
- Title clearance: Liens, judgments or unrecorded interests may require legal releases or payoff statements.
- HOA approvals: Condo or townhome loans sometimes depend on HOA documents and estoppels, which can take time.
Buyer checklist: 30-day escrow
Use this as a quick-reference guide and adjust to your contract dates.
Days 0 to 3
- Deposit earnest money with escrow and confirm receipt.
- Share the signed contract with your lender.
- Confirm inspection and loan contingency dates on your calendar.
Days 1 to 7
- Complete general inspection and any needed specialists: termite, roof, sewer scope, septic, well.
- Provide all requested financial documents to your lender.
Days 8 to 14
- Negotiate repairs or credits, if needed.
- Review the preliminary title report and ask questions early.
- Lender orders appraisal and tracks the report.
Days 15 to 22
- Satisfy underwriting conditions quickly to stay on schedule.
- Review your Closing Disclosure and confirm cash to close.
- Schedule your final walkthrough.
Days 23 to 30
- Complete the walkthrough and signing with escrow.
- Wire funds per written escrow instructions.
- Wait for recording confirmation and get your keys.
Seller checklist: keep closing smooth
Right after acceptance
- Deliver required disclosures promptly.
- Provide access for inspections and appraisal.
- Order payoff statements for any loans, liens or HOA dues.
During escrow
- Complete agreed repairs and keep receipts.
- Respond quickly to escrow requests for signatures or info.
- Prepare keys and utility info for closing day.
Earnest money and local customs
In Sonoma, earnest money is commonly 1 to 3 percent of the purchase price. In competitive markets, buyers sometimes increase the deposit amount or shorten contingency periods to strengthen offers. Faster timelines can help you win, but they increase risk, so weigh them carefully.
Tips to keep escrow on track
- Confirm your contingency and closing dates on the calendar on day one.
- Respond quickly to lender and escrow requests and keep documents organized.
- Order specialist inspections early for septic, well or older homes.
- Stay in close contact with your lender about appraisal status and underwriting conditions.
- Follow escrow’s wire instructions exactly and verify by phone using a known number.
Ready to plan your escrow in Sonoma with a clear timeline and steady guidance? Reach out to Tim McKee for a friendly, step-by-step plan tailored to your goals.
FAQs
How long does escrow take in Sonoma?
- Most financed purchases close in 30 to 60 days, while cash deals can close in 7 to 14 days when documents are in order.
What inspections are common during Sonoma escrow?
- You will often see a general home inspection plus pest/termite, roof, HVAC and sewer scope, with septic and well for rural or older properties.
What happens if my appraisal comes in low in Sonoma?
- Common options include renegotiating price, bringing extra cash to cover a gap, or asking your lender for a reconsideration of value.
How much earnest money is typical in Sonoma?
- A common range is 1 to 3 percent of the purchase price, with higher deposits sometimes used to strengthen offers in competitive situations.
Who records the deed at closing in Sonoma County?
- The escrow and title team coordinate funding and recording with the Sonoma County Recorder, then disburse funds and deliver keys after confirmation.
Why do some Sonoma escrows take 45 to 60 days?
- Extra time is often needed for underwriting on certain loans, septic and well inspections, HOA documents, title clearance, or repairs and permits on older or rural homes.
