You just got an accepted offer in Burlingame. Now what? If you are like most buyers and sellers, the escrow timeline can feel fast, detailed, and a little mysterious. You want to know what happens, when it happens, and how to keep everything on track. This guide walks you through each step, shows typical timelines for cash and financed deals, and gives you simple checklists to avoid delays. Let’s dive in.

What escrow is in California

Escrow is a neutral third party that holds funds and documents while the conditions of your purchase contract are met. In California, escrow is handled by title and escrow companies or independent escrow firms. They coordinate the earnest money, disclosures, title work, loan documents, and the final recording of the deed.

Escrow opens right after your offer is accepted. You will receive escrow instructions, wire information, and an escrow number. From there, your team works toward funding and recording, which is when ownership transfers.

How long escrow takes in Burlingame

Most financed purchases in Burlingame close in about 30 to 45 calendar days from the accepted offer. Many buyers aim for 30 days, but 45 days is common for complex loans or if the seller needs more time. Cash purchases often close faster, typically 7 to 21 days, based on title clearance and your readiness.

Most contracts use calendar days unless the contract says otherwise. Some federal loan disclosure timelines use business days, so your lender and escrow officer will help you track those specific notices.

Step-by-step timeline

Below is a typical sequence. Your contract and lender may set different exact dates.

Day 0: Offer accepted

• Both parties sign the purchase agreement and any addenda.
• Escrow opens and assigns an escrow number.
• You typically have 2 to 3 days to deliver your earnest money deposit, based on your contract.
• The seller begins delivering required disclosures for your review.

Days 1–3: Early setup

• Escrow confirms your deposit and opens the file.
• A preliminary title report is ordered, and seller payoff information is requested.
• Escrow shares initial buyer and seller instructions and a rough estimate of closing costs.
• Your agent schedules inspections, and you complete or update your loan application if you are financing.

Days 3–10: Inspections

• Common inspections include a general home inspection, pest/termite, roof, sewer scope, and any specialty checks your agent recommends.
• The inspection contingency period is often 7 to 14 days, though some contracts use 10 or 17 days. You can request repairs, credits, or move to remove the contingency.
• If you cancel within this window per the contract, escrow follows the cancellation terms and the deposit is handled per the instructions.

Days 1–30: Loan and appraisal (financed deals)

• After a completed application, your lender issues the Loan Estimate within 3 business days.

• The appraisal is typically ordered promptly and scheduled within 7 to 14 days. Reports often return about 5 to 10 business days after the inspection.

• Underwriting can take 7 to 21 days or more depending on documentation and appraisal results.

• Loan contingency windows in many California contracts are 17 to 21 days, but your negotiated contract governs the exact timing.

Days 3–30: Title review

• You and your agent review the preliminary title report. Escrow and title work to clear any liens or issues.
• Seller payoffs are arranged so that any loans or recorded liens are cleared at closing.
• Title items that need third party action may slow the process, so early attention helps.

Days 3–14: HOA documents (if applicable)

• For condos or planned developments, escrow orders the HOA resale package and CC&Rs.
• You get a short period to review these documents. If the HOA or management company is slow, this can push timelines.

Disclosures: Early and ongoing

• Seller disclosures such as the Transfer Disclosure Statement and Natural Hazard Disclosure should be delivered promptly.
• You review disclosures with your agent before removing contingencies. Missing or late documents can be a reason to amend timelines.

Final week: Clear to close

• After underwriting is satisfied and the appraisal and title are in order, your lender issues clear to close.
• Escrow coordinates final payoffs, prorations, and signing appointments.
• Your lender must deliver the Closing Disclosure at least 3 business days before you sign for a financed loan.

Closing day

• You sign final documents and wire funds to close. Always confirm wiring instructions by phone using a known, verified number.
• The lender funds the loan, and escrow records the deed with the San Mateo County Recorder.
• Escrow disburses seller proceeds and payoffs. Once recording is confirmed, you are the new owner.

Key contingencies to know

Inspection contingency

This lets you inspect the property and request repairs or cancel within the agreed window. Burlingame’s competitive market sometimes encourages shorter or waived inspection periods. That can speed up closing but raises risk, so weigh it carefully with your agent.

Loan and appraisal contingencies

The loan contingency protects you if financing cannot be secured in time. Appraisal is a part of most financed loans and can affect value negotiations. In high-demand areas, appraisal shortfalls can occur, which may require you to cover a gap, renegotiate, or cancel if the contingency is still active.

Title review

You review the preliminary title report for easements, liens, or other exceptions. Most items are routine, but some need clearing before closing. Your escrow and title team will guide the process and timing.

HOA and disclosure review

If you are buying a condo or townhome, you will review HOA rules, fees, and financials. All buyers should carefully review disclosures that may affect repairs, insurance, or future plans. Late documents can justify extensions under many contracts.

Burlingame factors that affect timing

Burlingame is part of a high-demand Peninsula market. Offers can move quickly, and sellers may prefer shorter timelines. You may see tighter contingency windows or requests to waive some contingencies.

High values can lead to appraisal questions when comparable sales lag behind rising prices. If the appraisal comes in low, the deal may slow while you and the seller negotiate or you arrange additional funds.

Condos and planned communities add an extra step for HOA review. If the management company is slow to deliver the resale package, your agent may need to request more time.

Local title and escrow providers in San Mateo County are well established. Recording follows county norms, and once funded, recording usually happens within 1 to 3 business days.

How to stay on schedule

Buyer checklist

• Get a strong pre-approval and complete your full loan application as soon as your offer is accepted.
• Deliver your earnest money within the contract deadline, usually 2 to 3 days.
• Schedule inspections right away and attend if possible.
• Send your lender documents quickly, including pay stubs, bank statements, and ID.
• Confirm all wiring instructions directly with the escrow officer by phone before sending funds.
• Keep everyone aligned. Ask for your key dates and a target close date.

Seller checklist

• Provide required disclosures quickly and completely.
• Share HOA contacts and any available HOA documents early.
• Send mortgage payoff and any lien information to escrow.
• Keep the property available for inspections, appraisals, and agreed repairs.

Avoid common delays

• Extra underwriting conditions or missing borrower documents.
• Appraisal scheduling or value gaps.
• Title exceptions or slow payoff statements from lenders.
• Slow HOA responses.
• Wiring verification and reissued instructions.
• Scheduling conflicts for signing.

Shorten or extend escrow

You can shorten escrow with a cash purchase, a well-documented loan, or shorter contingencies. Waiving contingencies may speed closing but raises risk. Extensions are possible if both sides agree in writing. Some extensions may require an addendum, additional deposit, or lender approval.

Sample timelines

Financed purchase example

• Day 0: Offer accepted and escrow opened.
• Days 1–3: Deliver earnest money, order title, complete loan application.
• Days 3–10: Inspections and any repair negotiations.
• Days 7–21: Appraisal and underwriting. Loan contingency period often 17 to 21 days.
• Days 21–35: Clear to close, Closing Disclosure delivered at least 3 business days before signing, funding and recording. Typical close around 30 to 45 days.

Cash purchase example

• Day 0: Offer accepted and escrow opened.
• Days 1–3: Deliver earnest money, order title.
• Days 3–7: Inspections, title review, resolve any issues.
• Days 7–14: Sign and record. Many cash deals close within 7 to 21 days.

Stay safe: wire fraud tips

Wire fraud is a real risk. Before sending funds, call your escrow officer using a verified phone number from the company’s official materials, not an email. Do not rely on emailed wiring changes. Double-check the account name and the exact amounts. If anything looks off, stop and call.

Ready to move with confidence?

A clear escrow plan, strong communication, and local expertise make all the difference in Burlingame. If you want calm, detail-focused guidance from offer to recording, reach out to Stephanie Nash for a conversation about your next steps.

FAQs

What is escrow and who runs it in California?

• Escrow is a neutral third party that holds funds and documents and coordinates closing. In California, escrow is handled by title companies or independent escrow firms.

How long does escrow usually take in Burlingame?

• Financed purchases often close in 30 to 45 days, while cash purchases can close in 7 to 21 days, depending on title, readiness, and agreed terms.

When is the earnest money deposit due?

• Most contracts require you to deliver earnest money within 2 to 3 calendar days of offer acceptance, though your exact deadline is set by the contract.

What are the most important contingencies?

• Inspection, loan, appraisal, and title review are key checkpoints, and condos add HOA document review that can affect timing.

How can HOA documents impact timing?

• If the HOA or management company is slow to provide the resale package, you may need to extend review periods or delay closing until documents are received.

What causes escrow delays in Burlingame?

• Common issues include underwriting conditions, appraisal scheduling or value gaps, title exceptions, slow payoffs, HOA delays, wiring verification, and signing conflicts.

Can I shorten escrow without taking on too much risk?

• You can speed up with a strong pre-approval, quick inspections, and responsive documentation. Waiving contingencies is faster but higher risk, so discuss it with your agent.