Buying a home in San Anselmo is exciting, but the escrow timeline can feel like a black box. You might be wondering how long it really takes, who does what, and what could slow things down. You want a smooth path to keys in hand without surprises. In this guide, you’ll learn the typical Marin escrow steps, realistic timeframes, local factors that affect timing, and practical moves you can make to stay on schedule. Let’s dive in.

How escrow works in Marin

Escrow is the neutral hub that takes your purchase from accepted offer to recorded deed. The escrow officer holds funds and documents, follows the contract instructions, coordinates with the lender and title company, and manages the final recording with the Marin County Recorder.

You, the seller, your agents, the escrow and title companies, your lender, inspectors, appraisers, and sometimes HOA managers or specialist inspectors all play a role. Your purchase agreement sets the dates for deposits and contingency removals. In California there is no single mandated state timeline, so local custom often shapes the windows you see in offers.

Typical escrow timeline

Every transaction is unique, but these are the common stages and timing ranges you can expect in San Anselmo and central Marin.

1) Open escrow and deposit

• Escrow usually opens the same day or within 1 to 3 business days after acceptance.
• You typically deliver your earnest money within 3 business days, as stated in the contract.

2) Title search and preliminary report

• The title company issues a preliminary title report within about 3 to 10 business days.
• Early title review helps identify liens, easements, or other items that may need clearance.

3) Inspections and inspection contingency

• Typical inspection windows are commonly negotiated between 7 and 17 days. Many buyers choose 10 or 17 days.
• Plan for a general home inspection, plus pest, roof, HVAC, chimney, and specialty inspections as needed. For older Marin homes, buyers often add sewer scope or geotechnical evaluations.

4) Loan approval and loan contingency

• A common loan contingency window is 17 to 21 days. In competitive situations some buyers offer shorter periods, such as 10 to 14 days, if their lender can support it.
• Many Marin purchases use jumbo financing. These can require longer processing and sometimes push total escrow to 30 to 45 days or more.

5) Appraisal

• Lenders typically order the appraisal after you complete your loan application. Appraisals are often completed within 7 to 14 days.
• Appraisal contingency removal often aligns with your loan contingency, commonly around day 17.

6) HOA document review for condos and planned communities

• Sellers or the HOA provide the resale packet, often within the first week of escrow.
• Buyers usually get a short review window, commonly 3 to 10 business days. If the HOA or its management company needs extra time to assemble documents, that can create pressure on your contingency dates.

7) Title clearance, payoffs, and recording

• Straightforward lien payoffs can finish within days. More complex title issues, such as old deeds of trust or probate matters, can take weeks.
• Once all funds and documents are in, escrow coordinates recording at the Marin County Recorder. Recording time depends on the county’s current processing pace.

8) Closing timeframes you can expect

• Cash purchases with few or no contingencies can close in about 7 to 21 days.
• Financed purchases with standard contingencies commonly close in 30 to 45 days.
• Complex loans, HOA delays, repairs, title issues, or insurance hurdles can extend closing to 45 to 60 days or more.

Local factors that shape timing in San Anselmo

San Anselmo and central Marin have specific characteristics that can affect your schedule. Planning for these helps you stay on track.

Wildfire insurance and underwriting

Parts of Marin have elevated wildfire exposure. Lenders require hazard insurance at closing, so delays in getting coverage or higher-than-expected premiums can slow progress. Start insurance quotes early and ask about any mitigation requirements, such as defensible space or home hardening.

Older home systems and specialty inspections

Many local homes were built before 1970. You may encounter older plumbing, knob-and-tube wiring, aging foundations, retaining walls, or hillside conditions. These commonly trigger specialty inspections or contractor bids, which can take extra time to schedule.

Sewer, septic, and permits

San Anselmo is primarily on municipal sewer, though some rural Marin properties use septic systems. Septic inspections and permits, if needed, can add time. If remodeling was done without permits, lenders or title may ask for documentation or sign-offs, which can extend the timeline.

HOA document assembly

For condos and properties in homeowner associations, the resale packet is critical. Some HOA managers are fast, others need more time. Pre-ordering and quick follow-up reduce the risk of a document bottleneck.

County recording and unique title items

Final timing depends on when the Marin County Recorder can process the recording. In some cases, local easements, historic restrictions, or deed discrepancies require extra title company work. A little buffer helps avoid last-minute stress here.

Common delays and how to avoid them

Use these solutions to reduce the most frequent timeline risks in Marin transactions.

• Slow lender processing: choose an experienced local lender and provide documents immediately. Ask for a written timeline and weekly updates.
• Appraisal value issues: order early where possible and share relevant improvements and comparable sales with your agent and lender.
• HOA packet delays: request the packet at opening of escrow. Ask the seller to pre-order when feasible.
• Insurance hurdles: start quotes at or before opening of escrow, especially near higher-risk zones.
• Title exceptions: order title work immediately and encourage proactive communication on lien payoffs and reconveyances.
• Inspection scheduling: book the general inspector the day escrow opens and line up specialists. Have a shortlist of local pros ready.
• Permit questions: request the seller’s permit history and, if needed, contact the Town of San Anselmo early for clarifications.
• Document lag: keep communication clear and respond quickly to requests from your agent, lender, and escrow officer.

Buyer checklist to stay on schedule

Work this plan to keep your escrow moving.

Right after acceptance

• Send your earnest money per the contract timeline, often within 3 business days.
• Book inspections the same day escrow opens. Start with the general inspector, then schedule pest, roof, chimney, sewer scope, or geotechnical as needed.
• Submit your loan application and provide all requested documents immediately. Ask for a written processing calendar.
• If applicable, have the seller or HOA manager order the resale packet right away.
• Request homeowner insurance quotes early, especially if the home is near hillside or ridge areas.

During inspections

• Attend the inspection or review the report within 24 to 48 hours.
• Identify any repair or credit requests quickly and prioritize the essentials.
• If you need contractor bids, schedule them as soon as you see likely repair items.

During loan and appraisal

• Respond to lender and appraiser requests immediately.
• Share any HOA documents, proof of funds, and insurance quotes with your lender as they become available.

Final week before closing

• Confirm wire instructions directly with your escrow officer by phone. Protect yourself from wire fraud.
• Schedule your final walk-through and confirm the amount needed for closing.
• Keep your agent and escrow officer updated on your availability for signing and delivery of funds.

What a realistic closing looks like

For a financed San Anselmo purchase with standard terms, a 30 to 45 day escrow is a realistic expectation. Here is a simple way your timeline might flow:

• Days 1 to 3: Open escrow, deposit earnest money, order inspections, submit loan application, request insurance quotes and HOA packet if needed.
• Days 4 to 10: Complete general and pest inspections, start specialty inspections, receive preliminary title report, review early disclosures.
• Days 11 to 17: Wrap inspections, negotiate any credits or repairs, appraisal scheduled and often completed, initial loan underwriting review.
• Days 18 to 25: Provide any additional documents to lender, title clears routine payoffs, HOA review completes for many condos.
• Days 26 to 35: Loan approval and final conditions, signing and funding coordinated, prepare for final walk-through.
• Days 36 to 45: Recording at the Marin County Recorder, confirmation of close, keys in hand.

If you are buying with cash or have pre-arranged financing and few contingencies, closing can happen faster. If your loan is complex, your HOA packet arrives late, or title or insurance issues arise, plan for extra time.

Final thoughts and next steps

The best way to keep your San Anselmo purchase on schedule is early preparation and fast response at each step. Set realistic contingency dates, align your lender and inspectors immediately, and keep communication tight with escrow and your agent. When everyone knows the plan, you close with confidence.

If you want guidance tailored to your goals and timeline, connect with Donna Goldman. You will get local insight, steady communication, and a clear path from offer to keys.

FAQs

How long does escrow take in San Anselmo?

• Most financed purchases close in about 30 to 45 days, cash purchases can close in 7 to 21 days, and complex files may run 45 to 60 days or more.

What are typical inspection contingency periods in Marin?

• Buyers commonly negotiate 7 to 17 days for inspections, with 10 or 17 days used often in local practice.

How do loan and appraisal contingencies usually run?

• Loan contingency windows often run 17 to 21 days, and appraisal contingency removal often aligns with that same timeframe.

How can wildfire insurance affect my closing?

• Lenders require insurance at close, so delays securing coverage or higher premiums near higher-risk zones can slow or jeopardize closing.

What can delay HOA document review for a condo?

• HOA managers sometimes need extra time to assemble resale packets, which can compress your review window or require extensions if not ordered early.

What happens if the appraisal comes in low?

• You may renegotiate price, increase your down payment, or adjust loan terms, all of which can add time to escrow.