You finally got an accepted offer. Now what actually happens between “yes” and getting the keys in Alameda? Escrow can feel opaque, especially the first time around, but it is designed to protect you and keep every step organized. In this guide, you will learn how escrow works in Alameda County, what a typical timeline looks like, what affects your earnest money, and how to avoid common delays. Let’s dive in.
Escrow basics in Alameda County
Escrow is a neutral, third-party process that holds funds, documents, and instructions while your purchase or sale moves toward closing. The escrow officer follows written instructions from both sides and only releases money when all conditions are met and documents can be recorded. This protects buyers and sellers while the title search, loan funding, and deed recording get completed.
In California, escrow services operate under state oversight. For consumer guidance and where to verify a company’s standing, see the California Department of Financial Protection and Innovation’s consumer information about escrow services. Alameda County also supports modern e‑recording systems, which often speeds up the recording step once funds are in and documents are signed. You can review local recording details on the Alameda County Clerk‑Recorder site.
If you want a plain‑English refresher on escrow steps, national title firms offer useful primers. For example, First American Title provides guides on escrow steps and timelines, and Chicago Title shares articles on the title and escrow process.
Who handles your escrow
Several professionals coordinate during escrow. Each has a clear role so you are not doing everything yourself.
- Listing agent. Presents and negotiates offers, delivers the accepted contract to escrow, coordinates seller disclosures, and helps address repair requests or credits.
- Buyer’s agent. Helps you set your inspection plan, reviews title and HOA documents with you, tracks contingency deadlines, and coordinates signatures and deposit delivery.
- Escrow officer. Opens escrow, issues instructions, holds your earnest money in a trust account, orders the title search, coordinates loan and payoff documents, prepares the final settlement statement, manages wiring, and arranges recording and disbursement. Escrow officers do not provide legal or tax advice.
- Title officer. Performs the title search, issues the Preliminary Title Report with exceptions and recorded items, advises what needs clearing, and issues title insurance at closing.
- Lender. Orders the appraisal, underwrites your loan, sets funding conditions, prepares loan documents, and wires loan funds to escrow once conditions are met.
- County Recorder. Records the deed and other documents. Recording finalizes the transfer of title and triggers disbursement of funds.
- HOA or condo management. Supplies estoppel letters and governing documents that buyers review, often within a set contingency window.
Typical timeline and key deadlines
Every contract is negotiable, but there are common timing patterns in the inner East Bay, including the city of Alameda.
- Cash closings often run about 7 to 21 days if title is clean and both parties are ready.
- Closings with a loan commonly take 30 to 45 days from acceptance. Shorter windows, like 21 to 30 days, are possible with an experienced lender and organized file.
- In competitive moments, you may see 14 to 21 day escrows or “quick close” requests. These require strong lender preapproval and early preparation.
Common contingency windows
The California Association of Realtors forms let you set deadlines, and local practice often follows these ranges:
- Earnest money deposit: typically due within 1 to 3 business days after acceptance.
- Inspection contingency: commonly 3 to 17 days after acceptance. Many buyers use 7 to 10 days.
- Loan contingency: often 17 to 21 days, depending on the lender’s timeline.
- Appraisal: usually scheduled soon after loan application. Expect about 7 to 14 calendar days for the report, depending on appraiser availability.
- HOA documents: obtaining estoppel, budgets, and rules often takes 5 to 14 days.
- Final approval and funding: once underwriting clears, funding often occurs 1 to 5 days after all final conditions are satisfied and documents are signed.
- Recording and keys: with Alameda County e‑recording, recording is often same day or next business day after funding. Keys and possession follow the contract terms, often at recording.
For background on standard forms and timing concepts, see the California Association of Realtors overview of forms and timelines.
Earnest money and closing funds
Your earnest money shows commitment and is held in an escrow trust account. In the East Bay, deposits are often 2 to 3 percent of the purchase price in competitive situations. The amount is negotiable, and some cash or multiple‑offer cases use larger deposits.
Escrow companies prefer wires or certified checks for large sums. Because wire fraud attempts are common in real estate, always call your escrow officer using a verified number to confirm wiring instructions. Do not rely only on email. The FBI’s IC3 provides consumer warnings and steps to take if you think you were targeted.
While contingencies are active, your deposit stays in escrow. If you cancel within a valid contingency period, the contract usually calls for the deposit to be returned to you. After you remove contingencies, canceling without a contractual basis can put your deposit at risk under liquidated damages or other contract terms. Escrow can only release funds according to instructions or a mutual agreement. Disputes sometimes go to mediation or other resolution methods listed in the contract.
Escrow prepares a final settlement statement before closing. It shows title insurance premiums, recording and transfer fees, lender payoffs and charges, property tax prorations, and any HOA dues adjustments. Who pays which costs depends on the contract and local custom.
Step-by-step: what happens next
Use this simple checklist to track progress from acceptance to recording.
- Escrow opens and provides an escrow number to all parties.
- You deliver your earnest money to escrow within the contract timeframe.
- Escrow or title issues the Preliminary Title Report and shares it with you. Your lender orders the appraisal if you are financing.
- You schedule inspections during your inspection window. Many buyers order general, termite or pest, roof, HVAC, and a sewer scope if desired.
- You review seller disclosures and title exceptions with your agent. You can request repairs or a credit within your contingency dates.
- The seller obtains payoff statements and provides documents that escrow needs.
- Your lender completes underwriting. You respond to any conditions. The appraiser completes the report and the lender reviews it.
- You remove contingencies in writing per the contract and escrow instructions once you are satisfied.
- Escrow prepares final figures and coordinates signing. The seller signs the deed. If you have a loan, you sign loan documents.
- Your lender wires loan funds and you wire any remaining cash to close. Escrow verifies receipt.
- Escrow records the deed with the Alameda County Clerk‑Recorder. Per your contract, keys are released and funds are disbursed.
Plan for a day or two around signing and funding to coordinate scheduling, final verifications, and recording logistics.
Local issues to watch in Alameda
Alameda and nearby East Bay cities have older housing stock. Unpermitted additions or past renovations sometimes appear during inspections or title review. These items can raise underwriting or title questions that need clear documentation, permits, or exceptions to move forward.
Recorded easements, rights of way, and neighborhood‑specific restrictions appear in the Preliminary Title Report. Read exceptions carefully with your agent so you understand access, utilities, and any restrictions before removing contingencies.
Condo and HOA document requests can take time. Some associations provide full packages quickly, others need longer for estoppel letters and financials. Build in realistic time for review so your loan and contingency removals stay on track.
Lender and appraisal backlogs are a common source of delays in busy market cycles. Strong preapproval and early appraisal ordering help keep your schedule intact.
Alameda-area municipalities enforce safety and mechanical compliance at transfer. Expect items like smoke and carbon monoxide detectors and water heater strapping to be part of final checks. Your agent can help you confirm specific local requirements.
Alameda County supports e‑recording through approved vendors. This often means same‑day or next‑business‑day recording after funding, but physical recording or county backlogs can add time.
How to keep escrow on track
- Get lender documents done early. Quick responses to underwriting conditions help you meet the loan contingency and close date.
- Order inspections right away. Booking within the first few days of escrow gives you time to negotiate repairs or credits.
- Read the Preliminary Title Report. Flag questions about liens, easements, or exceptions before you remove contingencies.
- Verify all wires. Call your escrow officer at a known number to confirm instructions and confirm funds were received.
- Plan HOA timing. If you are buying a condo or property with an HOA, request documents early and set expectations for delivery.
- Align possession terms. Make sure your contract clearly states when you get keys so move‑in and utilities are seamless.
Work with a local guide
A smooth escrow comes down to clear instructions, on‑time milestones, and proactive problem solving. With East Bay experience and strong escrow and title relationships, you can move from acceptance to recording with less stress and better outcomes. If you want a plan tailored to your lender, property type, and timeline, reach out to Katie & Mark Lederer. Get local guidance from offer to keys.
Alameda County Clerk‑Recorder recording information
California DFPI consumer info on escrow
First American Title escrow guides
Chicago Title process resources
California Association of Realtors forms overview
Ready to talk through your escrow plan, lender coordination, or how to time your sale and purchase? Connect with Katie & Mark Lederer for a clear, step‑by‑step approach.
FAQs
When do Alameda buyers get their keys?
- In most contracts, keys are released when funds are in and the deed is recorded with Alameda County, unless the parties agree to a different possession time.
How much earnest money is typical in the East Bay?
- In many East Bay transactions, buyers offer about 2 to 3 percent of the purchase price as earnest money, though amounts are negotiable and can be higher in competitive situations.
What happens if the appraisal comes in low on my Alameda purchase?
- You and the seller can renegotiate price, you can bring additional cash to close the gap, your lender may request a second opinion, or you may cancel under your appraisal or loan contingency if allowed by the contract.
How long does loan underwriting usually take during escrow?
- Underwriting times vary by lender and file complexity, but a common range is 2 to 4 weeks after loan application. Plan for potential backlog in busy cycles.
Can a real estate agent hold my earnest money deposit?
- No. Earnest money is normally deposited with the escrow or title company in a trust account. Agents should not personally hold large deposits.
