Buying near the Sonoma Plaza or in a quiet neighborhood on the edge of town? Escrow can feel like a black box when you are juggling inspections, loan steps, and timelines. You want clear direction, local insight, and no surprises on your way to the keys. In this guide, you will learn exactly what happens from accepted offer to recording, who does what, how long each step typically takes, and the Sonoma‑specific factors that can affect your closing. Let’s dive in.
Escrow in California, simply explained
Escrow is a neutral, third‑party process that protects both you and the seller. A licensed escrow or title company holds funds, manages documents, and releases everything only when all contract conditions are met.
Here is what escrow does for you:
- Holds your earnest money safely and tracks all deposits and payoffs.
- Orders and coordinates key documents, like the preliminary title report and closing papers.
- Works with your lender to receive loan funds.
- Records the deed with the county and disburses funds once all conditions are satisfied.
Escrow closes when your loan funds arrive, the deed records with the county, and money is disbursed according to the escrow instructions.
Typical Sonoma escrow timeline
Most financed purchases in California close in about 30 to 45 days. Cash deals can be much faster, often 7 to 21 days, if title is clear and both sides are ready. Your purchase contract sets the exact deadlines for inspections, appraisal, loan approval, and closing.
Days 0–3: Open escrow and deposit
- Your offer is accepted and signed by both parties.
- Your agent opens escrow, usually within 24 to 48 hours, and sends the contract to the escrow or title company.
- You deposit your earnest money within the contract timeline, commonly 1 to 3 business days. Escrow issues a receipt.
Days 1–7: Early orders and reviews
- Title is opened and a preliminary title report is ordered to identify liens, easements, and exceptions.
- The seller provides required California disclosures, including the Transfer Disclosure Statement and Natural Hazard Disclosure.
- You schedule inspections right away. Common choices include a general home inspection, roof, HVAC, septic or well where applicable, pest, chimney, pool, or sewer scope.
- If financing, your lender launches the loan process, orders an appraisal, and begins underwriting.
Days 7–21: Contingencies, inspections, appraisal
- You complete inspections within your inspection contingency window, often 7 to 17 days in California.
- You may negotiate repairs or credits based on findings or decide to cancel within the contingency period if needed.
- The lender’s appraisal is completed. If the appraisal is low, you and the seller may renegotiate, or you can decide based on contingency terms.
- If there is an HOA, the association sends its disclosure packet. California allows HOAs up to 10 business days, so request early and review promptly.
Days 14–30: Clear title and loan conditions
- The title company works to clear any exceptions in the title report, like payoffs or liens.
- The seller resolves title issues or signs documents needed for closing.
- Your lender issues final approval once you meet loan conditions and prepares loan documents.
Pre‑close week: Final numbers and walk‑through
- Your lender provides the Closing Disclosure. For most consumer mortgages, it must be delivered at least 3 business days before you sign.
- Escrow prepares a closing statement that includes prorations for property taxes, HOA dues, and utilities, plus final payoffs.
- You do a final walk‑through, commonly 24 to 48 hours before closing, to confirm the property is in the expected condition and agreed repairs are complete.
Closing day: Sign, fund, record
- You sign loan and closing documents with escrow or through a mobile notary, depending on arrangements.
- The lender wires loan funds to escrow.
- Escrow records the deed and deed of trust with the Sonoma County Recorder, then disburses funds.
- Keys are released according to the contract, often upon recording.
After closing: What to expect
- You receive your owner’s title insurance policy from the title company.
- Escrow shares final statements and copies of recorded documents for your records.
- You set up or transfer utilities and confirm HOA onboarding if applicable.
Who does what during escrow
- Buyer: Deposit earnest money, submit loan documents promptly, schedule and attend inspections, review disclosures and title, remove contingencies on time, secure homeowners insurance, and sign closing documents.
- Seller: Provide required disclosures, allow inspection access, address title issues, negotiate repairs or credits if needed, sign deed and escrow documents, and move out as agreed.
- Your real estate agent: Open escrow and manage communication, track deadlines, coordinate inspections, help you negotiate repairs or credits, and guide contingency removals.
- Escrow officer: Serve as the neutral party handling funds, instructions, settlement statements, and disbursements. Coordinate signing, funding, and recording.
- Title company: Produce the preliminary title report, clear liens or exceptions, and issue title insurance policies.
- Lender: Underwrite your loan, order and review the appraisal, set loan conditions, deliver disclosures, prepare loan docs, and fund the loan at closing.
- Inspectors and specialists: Provide detailed property reports, including pest and specialty inspections when applicable.
- County offices: The Sonoma County Recorder records the deed and related documents, and the County Assessor updates parcel and tax information.
Key documents and disclosures
Expect to see these common California documents:
- Purchase Agreement and escrow instructions
- Earnest money deposit receipt
- Preliminary title report
- Grant Deed and Deed of Trust
- Closing Disclosure and closing statement
- Owner’s and Lender’s Title Insurance policies
- Seller disclosures: Transfer Disclosure Statement, Natural Hazard Disclosure, Seller Property Questionnaire
- Lead‑based paint disclosure for homes built before 1978
- HOA documents, including CC&Rs, bylaws, rules, budgets, and financials
- Pest inspection report when required or customary
Contingencies to expect
Contingencies protect your right to investigate and approve key parts of the purchase.
- Inspection contingency: Review condition and negotiate or cancel within the stated period.
- Appraisal contingency: Address value differences when the appraisal is below the contract price.
- Loan contingency: Ensure you can obtain financing within the deadline.
- Title contingency: Review title exceptions and request cures or approvals.
- HOA review contingency: Read governing documents and financials before deciding to proceed.
Sonoma‑specific factors to watch
Wildfire risk and insurance
Parts of Sonoma and surrounding hills are in high or very high Fire Hazard Severity Zones. Your Natural Hazard Disclosure will show fire zones for the property. Insurance can take more time and may cost more in these areas, so start quotes early and confirm coverage meets lender requirements.
Historic district and Plaza proximity
If the property is within or near a historic overlay area, there may be rules for exterior changes and maintenance. Ask whether historic status applies and review any local permit requirements. Make sure the seller discloses known historic or preservation considerations.
Flood zones and topography
Some pockets of Sonoma can have flood or drainage issues. The Natural Hazard Disclosure and flood maps help clarify risk. If applicable, discuss options for flood insurance and drainage inspections during your contingency window.
HOA timelines and common areas
If you are buying into an HOA, request the HOA packet immediately. California allows associations up to 10 business days to deliver documents. Review CC&Rs, budgets, reserves, rules, and any special assessments right away so you can make an informed decision within your contingency period.
Common delays and how to avoid them
- HOA document delays: Request early and have your agent follow up with the HOA to keep timelines tight.
- Title issues: Unpaid liens or exceptions can take time to resolve. Your agent and title officer should identify and work on cures as soon as the preliminary report arrives.
- Low appraisal: If value comes in low, prepare options quickly, such as price adjustments, credits, or an increased down payment depending on your goals and contract terms.
- Insurance approval: In wildfire risk areas, start insurance quotes early and confirm binder requirements with your lender before loan documents are prepared.
- Unpermitted work discoveries: If inspections reveal unpermitted alterations, discuss remedies, permits, or credits during your inspection period.
- Logistics at closing: Confirm wiring instructions directly with escrow, schedule signings early, and verify recording timelines with your agent to avoid last‑minute issues.
Keep escrow on track
A clear plan and a responsive local team keep your escrow smooth.
- Start with strong pre‑approval and deliver complete documents to your lender fast.
- Front‑load inspections in the first few days so you have time for any specialty follow‑ups and estimates.
- Track contingency dates on a shared timeline with your agent and lender.
- Request HOA documents on day one and begin reviewing as soon as they arrive.
- Review the preliminary title report carefully and ask questions about easements, liens, or recorded agreements.
- Get homeowners insurance quotes early, especially if the property is in a mapped fire zone.
Final walk‑through and keys
Your final walk‑through is your chance to confirm the property’s condition matches the contract and agreed repairs are complete. Bring your inspection summary and any repair receipts you were promised. After funding, escrow records the deed with the Sonoma County Recorder. Keys are typically released at recording, or as specified in your contract.
Buyer checklist
- Secure loan pre‑approval and share documents promptly
- Deposit earnest money on time and save the escrow receipt
- Schedule general and specialty inspections in the first few days
- Review the preliminary title report and ask about exceptions
- Read all seller and HOA disclosures and note deadlines
- Request insurance quotes early and secure a binder before signing
- Confirm wire instructions with escrow by phone to reduce fraud risk
- Review your Closing Disclosure and closing statement carefully
- Complete your final walk‑through before recording
Buying in Sonoma should feel exciting, not stressful. With a clear timeline, responsive vendors, and strong local guidance, you can move from offer to recording with confidence. If you want a step‑by‑step plan tailored to your goals and the property you are considering, reach out to Jennifer Klein for local, high‑touch representation.
FAQs
What is escrow in a Sonoma home purchase?
- Escrow is a neutral third party that holds funds, manages documents, and records the deed only after all contract terms, lender requirements, and title conditions are satisfied.
How long does escrow take in Sonoma, California?
- Most financed purchases close in about 30 to 45 days, while cash closings can be 7 to 21 days if title is clear and everyone is ready.
What contingencies do California buyers usually have?
- Common contingencies include inspection, appraisal, loan, title, and HOA document review, each with its own deadline set in the purchase contract.
What happens if the appraisal comes in low in California?
- You can renegotiate price or credits, increase your down payment, or cancel per the appraisal or loan contingency terms in your contract.
Do I need homeowners insurance before closing in Sonoma County?
- Yes, lenders typically require proof of insurance before funding; start quotes early, especially if the property is in a mapped wildfire zone.
When do I get the keys in a Sonoma closing?
- You usually receive keys at recording with the Sonoma County Recorder, or as specified in your contract’s possession terms.
