Escrow Timelines in Sunnyvale: Step-by-Step Overview
December 11, 2025
December 11, 2025
Buying or selling in Sunnyvale comes with one big question: how long will escrow take, and what happens when? You want a smooth close with no last‑minute surprises. In this guide, you’ll see each stage of escrow, typical timelines in Santa Clara County and nearby East Bay cities, what can slow things down, and how to stay ahead. Let’s dive in.
Escrow is a neutral third party that holds funds and documents, follows written instructions, and coordinates closing once all conditions are met. In California, escrow services are typically handled by an escrow or title company under state regulation. Your escrow officer manages deposits, prepares closing statements, and oversees funding and recording.
Key players include you and the other party, the escrow holder, your lender if you finance, and the title company that issues title insurance. Inspectors, pest companies, HOA managers for condos, and city departments may also be involved. California law requires sellers to deliver certain disclosures early in escrow, and federal TRID rules set loan disclosure timing if there is a mortgage.
After both parties sign the purchase agreement, escrow opens and instructions begin. Your earnest money deposit is usually due within 1 to 3 business days, as set in the contract. You will receive escrow contact details and initial instructions.
Escrow deposits your earnest money and orders a preliminary title report. The seller delivers required disclosures, such as the Transfer Disclosure Statement and Natural Hazard Disclosure, and lead‑based paint disclosures when applicable. For condos or homes with associations, the seller or HOA begins preparing the document packet.
Most buyers schedule a general home inspection within the first week, then any specialty inspections such as roof, HVAC, pest or sewer as needed. Inspection reports are typically delivered within a few days, followed by repair or credit negotiations. Your lender orders an appraisal early in this window, and turn times often run 7 to 14 days after the order.
Loan underwriting runs in parallel. Many contracts use a 21 to 30 day loan contingency, though competitive offers may shorten that period. You and your lender will also review the preliminary title report and address any items such as liens or easements.
Underwriting continues as you supply pay stubs, bank statements, and other documents. The seller completes any agreed repairs and provides receipts or warranties if required. If you are buying a condo, you receive HOA documents and have a defined review period per your contract.
If the pest report calls for repairs or fumigation, scheduling can add days or weeks. Once all conditions are satisfied, your lender issues a clear‑to‑close.
Federal rules require your lender to deliver the Closing Disclosure at least 3 business days before closing on most consumer mortgages. You complete a final walkthrough 24 to 72 hours before close to confirm property condition. Escrow schedules signing appointments, you execute loan documents, and the seller signs closing paperwork.
After signing, your lender wires funds to escrow. When escrow confirms funding and title clearance, they submit the deed and related documents for recording with the county. Recording can occur the same day as funding or within a few business days depending on wire timing and recorder volume. Keys are typically released upon confirmation of recording, per the escrow instructions.
Sunnyvale recordings go through Santa Clara County. If you are buying in Oakland, Hayward, or Berkeley, the Alameda County recorder handles documents. Electronic recording is common, but same‑day confirmation depends on funding schedules and office volume. Ask your escrow officer about current processing times if your closing date is tight.
HOA packets can be a swing factor. Some management companies deliver quickly while others take longer. Order documents immediately after ratification so you have time to review rules, budgets, meeting minutes, and any special assessments. Build in a few extra days if the buyer is out of state and needs more time to review.
Escrow prorates property taxes at closing based on county rules. Newer developments may have special assessments like Mello‑Roos that appear in the title report and tax roll. After closing, buyers often receive a supplemental assessment under California’s Prop 13 rules, which adjusts the base year value.
Some Bay Area cities require items such as smoke alarms, water heater bracing, or sewer lateral inspections and permits. Confirm requirements for the specific city early so any corrections can be scheduled during escrow. This is especially important if work requires access or contractor appointments.
Older homes may show utility easements, historic lot splits, or recorded agreements. Escrow and title will identify these in the preliminary title report. Address questions early so the title company can resolve liens, obtain payoff demands, or clarify easements before closing.
Title insurance typically includes an owner’s policy and, if you finance, a lender’s policy. Who pays which policy varies by local custom and negotiation, so check your contract. Escrow fees, recording fees, and transfer taxes are also split per contract and local practice. Escrow will calculate prorations for property taxes, HOA dues, and utilities on your closing statement.
In Sunnyvale and the broader Bay Area, multiple offers can push buyers to shorten or waive contingencies. Shorter windows reduce time to resolve appraisals, title issues, or repairs, which increases risk if surprises arise. If you choose shorter timelines, front‑load key steps such as early inspection scheduling and rapid lender document submission. Keep communication tight among your agent, lender, escrow, and title so everyone can act quickly as milestones approach.
A clear plan, fast coordination, and early ordering of documents are what keep escrow moving. You get smoother timing when your agent is proactive with disclosures, HOAs, inspection schedules, lender updates, and county recording expectations. If you want a detailed, property‑specific timeline and a partner who anticipates local hurdles, connect with Payne Sharpley. Curious what your home could sell for? Get your instant home valuation, then let’s map your path from offer to keys.
Stay up to date on the latest real estate trends.
Ready to buy, sell, or invest in Silicon Valley real estate? Connect with Payne Sharpley today and experience expert guidance, clear communication, and results you can trust.