Offer accepted in Greenbrae and wondering what happens next? You are not alone. Escrow can feel like a lot of moving parts on tight deadlines, especially in Marin. This guide breaks down the timeline from acceptance to keys, explains contingencies in plain English, and highlights local items that can speed you up or slow you down. Let’s dive in.
Escrow timeline at a glance
- Day 0: Offer accepted and effective date. Open escrow and send earnest money.
- Days 0–3: Escrow instructions, seller disclosures, and preliminary title report ordered.
- Days 1–10: Inspections scheduled and completed; lender orders appraisal if financed.
- Days 10–21: Inspection negotiations, repair planning, title and HOA review.
- Days 14–30+: Loan underwriting, conditions cleared, appraisal finalized.
- Final days: Homeowners insurance binder, wire final funds, final walkthrough.
- Closing: Lender funds, escrow records the deed with Marin County, and you get keys.
What escrow is and who does what
Escrow is a neutral, licensed third party that holds your deposit, coordinates documents, orders title insurance, pays off liens, records the deed, and disburses funds at closing. In Marin, escrow and title teams work closely with lenders and agents to hit contract dates.
Here is who handles what:
- You: Provide loan documents, choose inspectors, review disclosures, secure insurance, and wire funds.
- Your lender: Processes and underwrites the loan, orders appraisal, issues Clear to Close.
- Escrow and title: Manage deposits, title search, signing, funding, and recording.
- Seller and listing agent: Deliver disclosures and negotiate repairs or credits.
- Your agent: Coordinates the timeline, vendors, and contingency removals, and helps resolve issues.
Greenbrae step-by-step timeline
Day 0: Effective date and deposit
Once all parties sign, the contract is effective and clocks start. You typically send your earnest money deposit according to escrow’s instructions. Your agent will confirm escrow is open and funds are received.
Days 0–3: Open escrow and disclosures
Escrow provides instructions and an escrow number. The seller delivers required disclosures and reports, and the title company issues a preliminary title report. Quick delivery keeps your contingency windows on track.
Inspection window: typical timing
Your contract sets the inspection period. In competitive Marin markets, you often see 3–10 calendar days. In less competitive situations, 10–17 days is common. Book the general home, pest, roof, sewer line, HVAC, chimney, pool, and any needed specialty inspections as early as possible.
Appraisal: days 3–14
If you are financing, your lender orders the appraisal once escrow opens. Scheduling typically takes 3–10 days, with reports delivered 5–10 business days after the visit. Unique Greenbrae features like views and varied lot sizes can make comparable selection more complex and add a few days.
Loan processing and underwriting
Underwriting often runs 14–30+ days depending on your readiness and the lender’s workload. Jumbo loans are common in Marin and can take longer. Respond quickly to document requests to keep momentum.
Title and HOA review
You and your lender review the preliminary title report for easements, liens, or issues that need curing. If a homeowners association applies, request the HOA resale package right away. HOA packets often take 5–10 business days.
Inspection resolution and repairs
Within your inspection period, you either accept the property, request repairs, or ask for a credit. In Marin, contractor schedules and permits can add time, even for minor work. Plan for 1–3 weeks for smaller items, plus any permit processing.
Contingency removals and financing
By the deadlines in your contract, you remove inspection, appraisal, and loan contingencies in writing. Extensions require mutual agreement. The loan contingency is typically removed once your lender issues Clear to Close.
Final week: walkthrough, insurance, funds
Complete your final walkthrough 1–3 days before closing to confirm condition and any agreed repairs. Provide your homeowners insurance binder to your lender and escrow. Confirm wire instructions directly with escrow by phone using a known number to avoid wire fraud.
Closing and recording
Escrow coordinates lender funding and records the deed and mortgage with the Marin County Recorder. Recording usually occurs the same day as funding or the next business day. Once recorded, you receive the keys.
After closing
You will receive your recorded deed and title insurance policy. Expect a property tax reassessment notice from the county assessor.
Key contingencies explained
Inspection contingency
This gives you time to investigate the property and decide whether to proceed, negotiate repairs or credits, or cancel within the window. Marin homes often benefit from specialized evaluations, such as sewer line scopes, chimney checks, septic inspections where applicable, and geotechnical opinions for hillside properties.
Appraisal contingency
This protects you if the property appraises below the contract price. Your options include renegotiating, bringing additional cash, requesting a reconsideration of value, or cancelling according to the contract.
Loan contingency
This contingency protects you if your lender cannot approve the loan by the deadline. Because jumbo lending is common in Marin, prequalification with experienced local lenders can help reduce surprises.
Title and HOA review
You review title exceptions, easements, and liens and confirm HOA rules and financials if applicable. Early ordering and careful review minimize last-minute delays.
Marin and Greenbrae factors that affect timing
- Sewer vs. septic: Confirm service early. Septic inspections and any repair permits can add weeks.
- Wildfire insurance: Insurance availability and pricing can impact lender approval. Start quotes early in escrow.
- Hillside and soils: Sloped lots or signs of movement may warrant a geotechnical review, especially if you plan future work.
- Shoreline and wetlands: Properties near Richardson Bay can have special permit overlays and setbacks that affect plans and title.
- Local permits and contractors: City and county permit timelines vary. If repairs require permits, start immediately.
- Transfer taxes and fees: County and city charges apply. Verify current rates with your escrow team.
- Utility transfers: PG&E, water, and local districts have set processes. Escrow will help coordinate.
How to avoid delays
- Open escrow immediately and confirm your earnest money was received.
- Share a clear timeline of contingency dates with your lender, escrow officer, and inspectors.
- Order inspections and any HOA documents on Day 0 or Day 1.
- Choose lenders familiar with Marin and jumbo underwriting; provide full documentation early.
- Prepare a solid appraisal package with your agent if pricing is tight.
- If repairs are likely, contact contractors right after inspections and start permit applications.
- Obtain your homeowners insurance binder early in the loan process.
- Call your escrow officer to verify wire instructions before sending funds.
How a strong team keeps you on track
A well-run escrow uses a single shared timeline for inspections, appraisal, loan milestones, HOA delivery, and closing. Your agent coordinates trusted local vendors with backups ready, checks in daily during critical weeks, and documents all contingency removals on time. If a deadline is at risk, your agent escalates with the lender and escrow, and negotiates extensions when needed, in writing. This steady coordination helps you close on time with fewer surprises.
Buyer checklist to speed things up
- Government ID and proof of funds for down payment and closing costs.
- Recent pay stubs, W‑2s or 1099s, and two years of tax returns if needed.
- Signed loan disclosures and any authorization forms your lender requests.
- HOA documents if already available to you.
- Homeowners insurance contact and early binder.
- Verified wire instructions from escrow, confirmed by phone.
- If applicable: gift fund documentation, divorce decree, or bankruptcy discharge.
Ready to map your exact timeline and next steps for a Greenbrae purchase? Reach out for a calm, organized path from offer to keys. Connect with Erin Farber to get started.
FAQs
How long does escrow take in Greenbrae?
- Most financed escrows run 30–45 days, while all‑cash can close in 3–14 days depending on title, funding, and recording.
When do contingency clocks start in California?
- Timelines begin on the effective date of the contract when all parties sign; the purchase agreement controls whether days are calendar or business days.
What happens if the appraisal comes in low?
- You can renegotiate, bring extra cash, request a reconsideration of value, or cancel according to your appraisal contingency terms.
Who pays for inspections and repairs in Marin?
- Buyers usually pay for inspections; repairs or credits are negotiated between buyer and seller per the contract.
Can escrow deadlines be extended if needed?
- Yes, but only with mutual written agreement; short extensions are common when lenders or repairs need more time.
What Marin-specific issues should I check early?
- Confirm sewer vs. septic, start wildfire insurance quotes, consider hillside or geotechnical needs, and verify any local transfer taxes or city fees.
