Buying a home in San Jose and wondering how long escrow really takes? In most financed purchases here, you should plan for about 30-45 days from offer acceptance to keys. Cash buyers can often close faster, sometimes in 7-14 days, if everything is clean. The pace of Silicon Valley life makes delays stressful, so knowing what to expect helps you move with confidence.
In this guide, you’ll get a clear timeline, the local milestones that matter, common roadblocks in Santa Clara County, and simple steps to keep your closing on track. You’ll also see how a proactive, detail-focused agent can save you time and stress. Let’s dive in.
Escrow basics in California
Escrow is a neutral process that holds funds and documents while both sides meet their agreed conditions. In California, the escrow or title/escrow company coordinates the closing, collects signatures and funds, and authorizes the recording of your deed when everything is complete.
Who’s involved in San Jose closings:
- You and the seller: provide documents, signatures, and funds.
- Real estate agents: coordinate inspections, disclosures, timelines, and communication.
- Escrow officer: opens escrow, prepares closing statements, and manages funds.
- Title company: researches the property’s title and issues title insurance.
- Lender and underwriting team: process your loan, order the appraisal, and clear conditions.
- HOA management (for condos/townhomes): provides estoppel statements with dues and rules.
- Santa Clara County Clerk-Recorder: records the deed and mortgage when escrow authorizes.
How long escrow takes in San Jose
Typical timelines you can expect in Santa Clara County:
- Conventional loan: about 30-45 days.
- Cash purchase: often 7-14 days if title and disclosures are ready.
- FHA or VA loans: about 30-60 days due to appraisal and program requirements.
- New construction or complex sales: 60-90+ days.
These ranges reflect local norms and the many moving parts in Bay Area transactions. The exact timing depends on your loan type, the property’s condition and paperwork, HOA responsiveness, and county recording.
Step-by-step escrow timeline
Below is a typical sequence from the day your offer is accepted.
- Days 0-1: Open escrow and wire your initial deposit.
- Days 1-5:
- Escrow sends instructions and opens the file.
- Title begins the title search and issues a preliminary title report.
- Seller delivers required disclosures for California properties.
- Your lender orders the appraisal and starts loan processing.
- Days 5-14 (varies by contract):
- Schedule inspections: general home, termite/pest, plus roof, sewer, chimney, or HVAC if needed.
- Appraisal is completed and sent to underwriting.
- For condos or HOA properties, the HOA estoppel is requested.
- Days 14-30:
- Underwriting verifies income and assets and clears loan conditions.
- Title addresses any exceptions like liens or judgments.
- Seller completes agreed repairs and provides receipts.
- Days 24-35:
- Final loan conditions are cleared and you get the “clear to close.”
- Escrow prepares your final settlement figures and coordinates wire instructions.
- 1-3 business days after funding:
- Escrow authorizes recording with Santa Clara County.
- The deed and mortgage record, funds disburse, and keys are released per your contract.
Local factors that affect timing
San Jose and greater Santa Clara County have a few timing nuances you should plan for:
- County recording: The Clerk-Recorder supports electronic recording in many cases, which helps speed things up. Actual timing depends on recording method and county workload.
- HOA estoppel: For condos or townhomes, the HOA’s estoppel package can take a few days to 10-15 business days. This is a common source of delay.
- Natural hazard and local disclosures: NHD reports and local permit histories are standard in Silicon Valley. Older homes or unpermitted additions may require extra review.
- Utility or permit documentation: Items like water heater straps, gas line permits, or retrofit confirmations can be requested by buyers, lenders, or insurers.
- Property taxes and supplemental bills: Expect prorated taxes at closing and the possibility of supplemental tax bills after the change in ownership.
Common delays and how to avoid them
Frequent causes of delay
- Loan underwriting issues like missing income or asset documentation.
- Appraisals coming in below the contract price.
- HOA estoppel packages arriving late or with missing information.
- Title issues such as unresolved liens or unreleased loans.
- Seller documents or repair receipts delivered late.
- County recording backlogs or non-electronic recording.
- Confusion about contingency removal dates.
Practical prevention steps
- Order HOA documents immediately upon acceptance.
- Give your lender full documentation on day one and respond fast to requests.
- Book inspections early in the contingency period and add specialty inspections as needed.
- Ask escrow for the preliminary title report and any payoff demands right away.
- Request that the seller provides a complete disclosure packet upfront, including permit histories and repair receipts.
- Put contingency dates in writing and set calendar reminders for all parties.
- Talk with your agent about appraisal risk and options if comps are limited.
- Confirm the recording method and expected key-release timing with escrow.
Buyer checklist for a 30-45 day close
- Day 0-3: Finalize your loan application and send W-2s, pay stubs, bank statements, and ID.
- Day 0-5: Wire your earnest money to escrow and confirm receipt.
- Day 1-7: Schedule general and specialty inspections; begin reviewing disclosures.
- Day 7-14: Follow up on appraisal scheduling and underwriting progress.
- Day 14-30: Respond quickly to any lender conditions; confirm HOA documents are in.
- Final week: Review your Closing Disclosure, wire final funds using escrow’s secure instructions, and confirm recording and key timing.
Seller checklist to avoid speed bumps
- Day 0-3: Provide a full disclosure package right away.
- Day 0-7: Order payoff statements on existing loans and flag any known title issues.
- Day 1-10: Schedule agreed repairs, keep invoices and warranties, and allow inspection access.
- Ongoing: Share HOA rules, budgets, and meeting minutes quickly for HOA properties.
Cash vs. financed: what changes
- Cash closings often complete in 7-14 days because there is no loan underwriting. You still need title, disclosures, and inspections.
- Financed closings typically run 30-45 days. FHA and VA may take a bit longer due to appraisal and program steps.
- If you are timing a move or coordinating a sale and purchase, build in a cushion in case the appraisal, HOA, or recording takes longer than expected.
Recording and getting your keys
After your loan funds, escrow submits documents to the Santa Clara County Clerk-Recorder for recording. Electronic recording helps speed this up, but completion depends on the county’s daily workload. Most buyers receive keys the day of recording or as your contract specifies.
Pro tip: Confirm with your agent and escrow how possession is handled. Some sellers need a short rent-back. Others deliver keys right at recording.
Taxes and fees to expect
- Documentary transfer taxes and recording fees: The city and county may have their own transfer tax rules. Ask escrow to confirm current rates for San Jose and Santa Clara County.
- Property tax prorations: Expect to pay your share of the current tax period at closing.
- Supplemental tax bills: After a change in ownership or new construction, the county may issue supplemental bills. Budget for these after you move in.
How a proactive San Jose agent keeps you on track
A smooth closing comes down to preparation and follow-through. A hands-on local agent will move fast on HOA documents, inspections, title work, and lender coordination so you avoid surprises. If issues pop up, they should offer solutions, not delays.
With a data-driven approach and transaction experience across Silicon Valley, we help you forecast timelines, surface risk early, and keep everyone accountable to the calendar. If you want a calm, organized path to closing, let’s talk. Connect with Babek Sandhar to map your escrow timeline and next steps.
FAQs
How long does escrow take in San Jose for a conventional loan?
- Most financed purchases in San Jose take about 30-45 days, assuming timely inspections, underwriting, and clear title.
How fast can a cash buyer close escrow in Santa Clara County?
- Cash deals commonly close in 7-14 days if title, disclosures, and HOA documents (if any) arrive quickly.
What are the biggest escrow delays for San Jose condos?
- HOA estoppel packages can take a few days to 10-15 business days and are a frequent cause of delay if requested late or delivered incomplete.
When do I get my keys after funding in San Jose?
- Keys are typically released on the day your deed records with the Santa Clara County Clerk-Recorder, or as specified in your purchase contract.
Do FHA or VA loans take longer in the Bay Area?
- FHA and VA loans can take 30-60 days due to added appraisal and program requirements compared with many conventional loans.
Will I get a supplemental property tax bill after closing in Santa Clara County?
- You may receive supplemental tax bills after a change in ownership, so plan and budget for these following your closing.
