You have one shot to make a strong first impression with a seller, and your earnest money sends that signal. In Marin’s micro‑markets like Greenbrae and Kentfield, the size and timing of your deposit can shape whether your offer stands out. If you are unsure how much to put down or when it is due, you are not alone. In this guide, you will learn typical ranges, exact timelines, when deposits are refundable, and how to wire funds safely in Marin. Let’s dive in.

What earnest money is

Earnest money is a good faith deposit that shows you are committed to buying. It is credited to your purchase at closing, typically applied toward your down payment or closing costs. A neutral third party, usually an escrow company or a title insurer’s escrow department, holds the funds once you have an accepted offer.

Escrow documents and instructions spell out how the deposit is held and when it is released. If the sale closes, your deposit is simply part of your buyer funds at settlement.

How much is typical in Marin

Marin is a higher‑price market, so deposits are larger in dollar terms even when the percentage looks standard. In Greenbrae and Kentfield, buyers often see initial deposits in the 1% to 3% range for routine transactions. In very competitive situations, 2% to 5% or a flat high figure can be used to signal strength.

• For mid‑range homes, that often means five‑figure deposits, such as $15,000 to $45,000.
• For higher‑priced listings or bidding wars, deposits can stretch from $25,000 to $100,000+.
• On lower‑priced condos or smaller homes, you may see $5,000 to $10,000.

Quick math examples

• At a $1,000,000 price: 1% is $10,000, 2% is $20,000, 3% is $30,000.
• At a $2,000,000 price: those figures double to $20,000, $40,000, and $60,000.

These simple conversions help you plan liquidity before you write.

When larger deposits help

A larger deposit can make your offer feel more committed, which some sellers value. It is one lever among many, along with price, closing timeline, and contingency periods. The right move is often a balanced approach: a deposit that is credible for the property and neighborhood, paired with strong terms and realistic timelines.

When your deposit is due

In California, the initial earnest money is typically due shortly after the seller accepts your offer. Industry practice and common contract language call for delivery to escrow within 1 to 3 business days of acceptance. Many brokers and escrow holders reference a three‑business‑day window.

Initial deposit timeline

Plan to have your funds ready to wire or deliver immediately, ideally the same or next business day. Your offer will specify the deadline and the escrow holder that will receive the deposit. Once received, escrow confirms funds and holds them in a trust account per the written instructions.

Additional deposits

Some purchase agreements use staged deposits. You might make a smaller initial deposit, then a larger additional deposit after a set milestone, such as removal of inspection or loan contingencies. That second deposit is often due within 7 to 10 days of acceptance, or on a date tied to a contingency event. Your contract will state the exact timing.

When your deposit is refundable

Your deposit is usually refundable if you cancel properly under a contingency and within the agreed timeline. Common contingencies include inspection, appraisal, and loan. If you exercise one of these contingencies in the time allowed, escrow returns the deposit according to the contract.

Protection from contingencies

• Inspection: If an inspection reveals issues and you cancel within the inspection contingency period, you typically receive your deposit back.
• Appraisal: If the appraisal comes in low and you have an appraisal contingency, you can cancel and recover your deposit.
• Loan: If your financing is denied and you act within your loan contingency period while making good‑faith efforts with your lender, your deposit is generally refunded.

When it may be forfeited

Your deposit can be at risk if you remove contingencies and then fail to close for reasons not protected by the contract. If you breach the agreement, the seller may be entitled to retain the deposit as liquidated damages, or pursue remedies as defined in the purchase agreement. Removing contingencies early can be powerful in a bidding situation, but it raises your risk profile.

Appraisal and loan scenarios

• Appraisal shortfall: Without an appraisal contingency or a negotiated appraisal‑gap structure, you may have less protection if the home does not appraise at the contract price.
• Loan denial: If you do not meet loan requirements or fail to act in good faith, you risk your deposit. Timely communication with your lender and agent helps protect you.

Disputes and resolution

If buyer and seller disagree about who is entitled to the deposit, escrow will hold the funds until there is a written agreement or a court order. Standard forms often outline dispute resolution steps, including mediation and litigation.

Wiring your deposit safely

Wire fraud in real estate is a real risk. Treat wiring like a high‑stakes transaction every time. Use this checklist before you send funds:

• Confirm wiring instructions by phone using a number you look up independently, such as the escrow company’s official website or a printed business card. Do not call a number found only in an email.
• Request the official wire instruction form from escrow and call to verify the routing and account details before sending any money.
• Treat any last‑minute change to wiring instructions as suspicious. Re‑verify by phone with escrow.
• Inspect email addresses closely. Fraudsters may use addresses that look like the real domain but have subtle differences.
• Ask escrow which payment methods are accepted and how long they take to clear. Domestic wires often post the same business day. Cashier’s checks may have a hold. ACH and Zelle are often not accepted.
• Turn on two‑factor authentication and use strong passwords for any email connected to the transaction.
• Request that escrow deliver instructions through a secure portal or in person rather than plain email when possible.
• If anything feels off, pause and call your escrow officer or agent before you move funds.

Strategy for Greenbrae and Kentfield buyers

Greenbrae and Kentfield often move fast. Homes can attract multiple offers, and small differences in terms can tilt a seller’s decision. Plan your deposit strategy alongside price, closing date, and contingency windows so your package reads as both competitive and prudent.

Budget planning

Have liquid funds ready for the deposit plus inspections, appraisal, and closing costs. As a planning range for a $1.5 million home, expect 1% to 3% up front, or roughly $15,000 to $45,000. In competitive cases, be prepared for $30,000 to $100,000+, depending on the property and seller expectations. These are planning figures, not guarantees.

Strengthen without overexposing

• Shorten, do not automatically waive, contingencies where you can perform quickly. For example, tighten an inspection period if your team is ready to move.
• Consider an appraisal‑gap structure rather than a much larger deposit if valuation risk is the concern.
• Coordinate with your lender to present strong financing terms and a realistic closing timeline. Sellers value certainty.
• If you use staged deposits, align the additional deposit with a meaningful milestone, such as loan or inspection removal.

Smart questions to ask

• What deposit size is customary in this specific neighborhood and price band?
• Who will hold the deposit, and how will escrow confirm receipt?
• What are the contingency deadlines, and how do they impact refundability?
• What wiring verification steps does escrow require, and who do I call to confirm instructions?
• If I am submitting a backup offer, how will escrow handle my deposit while the primary offer is in place?

Next steps

A clear deposit plan helps your offer read as strong and safe. If you are preparing to buy in Greenbrae, Kentfield, or anywhere in Marin, you deserve guidance that is local, timely, and strategic. For a tailored deposit strategy, contingency roadmap, and secure wiring process, connect with Donna Goldman for trusted buyer representation.

FAQs

How much earnest money is typical in Greenbrae and Kentfield?

• In routine deals, plan on 1% to 3% of the purchase price, with higher dollar amounts common due to local price levels. In competitive cases, 2% to 5% or a flat high figure is not unusual.

When is earnest money due after offer acceptance in California?

• The initial deposit is commonly due to escrow within 1 to 3 business days of acceptance, with some contracts also calling for an additional deposit tied to a specific date or contingency removal.

Is earnest money refundable if an inspection finds issues?

• Yes, if you cancel within the inspection contingency period as allowed by your contract, the deposit is typically refunded by escrow under the written instructions.

What if the appraisal comes in below the purchase price?

• If you have an appraisal contingency, you can usually cancel and recover your deposit; if you waived it or agreed to cover a gap, protections may be limited.

How do I protect my deposit from wire fraud?

• Always verify wiring instructions by phone using a trusted number, be skeptical of last‑minute changes, confirm account details with escrow, and use secure portals and strong email security.

Can I make a backup offer in Marin and what happens to my deposit?

• Backup offers still include explicit deposit terms; escrow will hold funds per the agreement and release or apply them based on the primary offer’s outcome and your contract language.