Buying a home in San Diego should feel exciting, not confusing. If the word “escrow” makes you think of paperwork and uncertainty, you are not alone. You want clarity on who does what, how long it takes, what it costs, and what is unique to San Diego County. This guide breaks escrow into simple steps, highlights local items to watch, and gives you a checklist to stay ahead. Let’s dive in.

Who does what in escrow

Escrow officer

The escrow company acts as a neutral third party. Your escrow officer holds funds and documents, follows written instructions from you, the seller, and your lender, and coordinates signatures and closing. Escrow disburses money only after all conditions are met.

Title company

The title company searches public records and issues a Preliminary Title Report that shows existing liens and exceptions. At closing, you receive title insurance policies that help protect against covered title defects. In some transactions, one company provides both escrow and title services.

Lender

If you finance the purchase, the lender orders the appraisal, reviews the title report and property condition, and funds the loan after underwriting signs off. The lender’s timeline often sets how long escrow takes in financed deals.

Your real estate agent

Your agent prepares the contract, negotiates deadlines and contingencies, and keeps communication flowing between you, the seller, the lender, and escrow. They help you interpret reports, meet deadlines, and protect your interests.

County offices and HOAs

San Diego County offices record your deed and handle property tax matters, including prorations and supplemental taxes. City planning and HOAs provide disclosures, permit histories, and CC&Rs. You will review these during escrow.

Your escrow timeline in San Diego

Offer accepted and open escrow (Day 0 to 2)

After the seller accepts your offer, escrow opens. You deliver your Earnest Money Deposit per the contract. Escrow assigns a file number and issues instructions. Title begins the search and prepares the preliminary report.

First weeks: inspections and disclosures

Plan for 1 to 3 weeks of due diligence, depending on your contract. You complete a general home inspection and any specialty inspections you negotiated, such as roof, pool, HVAC, sewer, or pest. You also receive seller disclosures like the Transfer Disclosure Statement and the Natural Hazard Disclosure. If there is an HOA, you review CC&Rs, budgets, and rules. Your lender orders the appraisal and starts underwriting.

Contingency decisions

You remove or extend contingencies in writing by the agreed deadlines. These can include inspection, loan, appraisal, title, HOA, or the sale of your current home. If you do not remove a contingency and cannot reach agreement, either side may cancel as allowed by the contract.

Clear title and prep to close

Title clears any issues such as liens or judgments, or lists exceptions in the policy. Escrow prepares your final settlement statement with prorations and closing costs. You secure homeowner’s insurance effective on funding and recording. Everyone signs closing documents, often 1 to 3 days before funds are sent.

Closing day: fund, record, keys

Your lender wires loan funds and you wire your remaining balance to escrow. Escrow records the deed and any mortgage at the San Diego County Recorder. Escrow pays off liens and sends the seller proceeds. You receive keys per the contract, often at recording.

How long escrow takes

Financed purchases in Southern California commonly close in 30 to 45 days. All-cash deals can close faster, often in 7 to 14 days, if inspections and title are straightforward. Your actual timeline depends on your contract and financing.

Contingencies and disclosures you will see

• Statutory seller disclosures: Transfer Disclosure Statement, Natural Hazard Disclosure, and lead-based paint disclosure for homes built before 1978.
• Inspection contingency: time to inspect, request repairs, or cancel within the agreed period.
• Loan contingency: your ability to obtain financing based on underwriting approval.
• Appraisal contingency: protection if the appraised value comes in below the price.
• Title contingency: time to review the Preliminary Title Report and require clearance of unacceptable items.
• HOA review: chance to review HOA documents, budgets, and rules.
• Sale-of-home contingency: less common in competitive markets, but sometimes used when you must sell before you buy.

San Diego items to watch

Wildfire, flood, and earthquake hazards

Many areas of San Diego County fall within mapped wildfire and flood zones, and all of Southern California is seismically active. Your Natural Hazard Disclosure will note these risks. Factor potential insurance costs and mitigation steps into your planning.

Mello Roos and special assessments

Newer developments and some communities include Community Facilities District taxes and other assessments. These increase your annual property tax bill and may continue after the sale. Review the tax roll, HOA disclosures, and the Preliminary Title Report for any special charges.

Property taxes and supplemental bill

California property taxes are set by base-year value with annual adjustments. After a change in ownership, you will likely receive a supplemental tax bill. Escrow will prorate regular taxes and some assessments between you and the seller at closing. Plan for the supplemental bill in your first-year budget.

Recording and local fees

Your deed and deed of trust are recorded with the San Diego County Recorder. Recording and transfer-related fees apply. Escrow will outline these on your settlement statement.

Permits and unpermitted work

Ask for permit records on additions, garage conversions, or major systems. Unpermitted work can affect insurance, title exceptions, or resale plans. Your agent can help you review seller disclosures and available permit history.

HOAs and community rules

If you buy in an HOA, you will receive CC&Rs, bylaws, budgets, and rules. Review restrictions related to occupancy, pets, parking, or rentals, along with any upcoming assessments.

Costs, delays, and how to avoid them

Typical closing costs

Expect escrow fees, title insurance premiums, lender charges such as appraisal and origination, recording fees, prorated taxes, and HOA document fees if applicable. Who pays for what varies by contract and local custom. Sellers often pay the real estate commission and sometimes the owner’s title policy, while buyers typically cover lender-related fees and the lender’s title policy. Your final allocation is negotiable.

Title issues that slow closing

Common title hurdles include unreleased liens, judgments, tax or contractor liens, and complicated easements. Title will require payoffs or curative work before you can close. Review your Preliminary Title Report early and ask questions if anything is unclear.

Other common delays

Appraisals that come in low can require renegotiation or a larger down payment. Lender underwriting may request extra documents or explanations. Inspection findings can lead to repair negotiations. HOA document delays can also push timelines.

Wire fraud prevention

Real estate wire fraud is a real risk. Always verify wiring instructions by calling your escrow officer using a trusted phone number, not only email. Confirm the account name and transfer amount before you send funds.

First time or relocating? Quick checklist

Documents to have ready

• Government-issued photo ID
• Proof of funds for down payment and closing costs
• Lender-requested documents such as pay stubs and tax returns
• Homeowner’s insurance binder

Questions to ask your escrow officer

• How and when do I deliver earnest money, and who will hold it
• When will I receive an estimated settlement statement and the final Closing Disclosure
• What are the verified wiring instructions and security procedures
• How will prorations and supplemental property taxes be handled

Questions to ask your title officer

• Are there liens, easements, or exceptions that need attention
• Who pays for the owner’s title policy, and is any curative work required

Questions to ask your agent

• What are my contingency deadlines, and how do extensions or cancellations work
• Are there Mello Roos or special assessments tied to this property
• Were permits pulled for additions or major work, and where can I verify

Final thoughts: a smoother San Diego closing

Escrow is a series of clear steps, and your success comes from understanding the process, hitting deadlines, and asking good questions. By focusing on inspections, title review, financing milestones, and San Diego-specific items like Mello Roos and supplemental taxes, you set yourself up for a smooth close and confident move-in. If you want local guidance and disciplined negotiation from offer to keys, connect with Graham and Kelly Levine to schedule a Strategy Session.

FAQs

How long does escrow take in San Diego County

• Financed escrows often run 30 to 45 days, while all-cash deals can close in 7 to 14 days if inspections and title are straightforward.

What is the Earnest Money Deposit and when is it due

• Your deposit is good-faith money delivered to escrow within the timeframe in your contract, usually within 1 to 2 business days after acceptance.

Do I need a separate appraisal if I am paying cash

• Cash buyers are not required to get an appraisal, but many choose one to validate value and inform negotiations.

What is a Preliminary Title Report and why review it

• It lists recorded matters like liens and easements that affect the property, and you review it to confirm there are no unacceptable issues before closing.

What inspections are common in San Diego

• A general home inspection plus termite, roof, HVAC, pool, and sewer scope are common, with additional specialists as needed based on age and condition.

What is a supplemental property tax bill after I buy

• After your purchase triggers reassessment, the county issues a one-time supplemental bill that adjusts taxes to your new base-year value.

How can I protect myself from wire fraud during closing

• Call your escrow officer using a verified number to confirm wiring instructions and account details before sending any funds.