Buying or selling in Greenbrae or Kentfield and wondering what actually happens once your offer is accepted? Escrow can feel opaque if you have not been through it recently, especially in a high‑value market like Marin. You want a clear, calm path from contract to keys with no surprises. In this guide, you will learn how escrow works in Marin County, the typical timelines, what your money does inside escrow, and the local checks that matter in Greenbrae and Kentfield. Let’s dive in.
Escrow in Marin: What it means
Escrow is a neutral process in California where a third‑party escrow holder follows written instructions from you and the other party to handle funds and documents until all conditions are met. This structure is designed to protect both sides. In Marin, escrow holders commonly work alongside title companies that research and insure the property’s title.
You will see several key documents move through escrow: the signed purchase agreement, a preliminary title report, seller disclosures, inspection reports, loan documents if you finance, and a final closing statement showing every debit and credit. The deed is recorded with the Marin County Recorder once the transaction closes.
Who does what in your escrow
Escrow holder
- Acts as a neutral coordinator. Holds deposits, manages the closing funds, and prepares final statements.
- Follows the instructions in the purchase contract and any signed amendments.
Title company
- Examines the property’s title and issues title insurance policies.
- Provides the preliminary title report for your review and works to clear exceptions or liens before recording.
Your lender (if financed)
- Orders the appraisal and handles underwriting, disclosures, and loan documents.
- Sends funds to escrow at closing once clear to close.
Your agents
- Coordinate the contract, timelines, inspections, and negotiations.
- Help you interpret reports and decide on contingency removals or repair credits.
County offices and specialists
- Marin County Recorder handles recording of the deed and mortgage.
- Marin County Assessor and Tax Collector manage property tax records and proration.
- Inspectors, pest companies, septic and well specialists, surveyors, and HOA managers complete due diligence items.
Step‑by‑step timeline for Greenbrae & Kentfield
Every sale is unique, but most Marin escrows follow a predictable flow. All‑cash or very strong buyers can close in about 17 to 30 days. Standard financed deals often take 30 to 45 days. Complex sales that involve septic work, extensive permits, or out‑of‑area logistics can run 45 to 60 days or more.
1) Offer accepted and escrow opens (day 0–2)
- You and the other party sign the purchase agreement that includes escrow instructions.
- You wire your initial earnest money deposit within the contract deadline, often 1 to 3 days after acceptance.
- Escrow opens and assigns a file number; opening packages go out to all parties.
2) Early tasks and title work (day 1–7)
- Escrow secures your funds in an insured escrow account.
- Title prepares the preliminary title report for your review.
- Your agent schedules inspections; if you are financing, your lender orders the appraisal and begins underwriting.
3) Contingency period and due diligence (commonly 10–21 days)
- Inspection contingency: you complete inspections and may request repairs or credits.
- Loan contingency: your lender works through appraisal and underwriting.
- Title review: you review title exceptions, easements, or liens and ask for resolution if needed.
- If the property is in an HOA, escrow orders HOA documents for your review.
Marin‑specific notes for this stage
- Septic and wells: some Marin homes use septic or private well systems. Confirm inspections and permits early if applicable.
- Flood zones: homes near San Pablo Bay or Corte Madera Creek may have flood considerations and insurance requirements.
- Hillside and permits: older or hillside homes can involve geotechnical concerns or prior permit checks with county planning and building.
4) Contingency removal and loan approval (middle of escrow)
- After you are satisfied with inspections, title, and financing, you remove contingencies as agreed in the contract.
- Your deposit becomes more at risk after contingency removal, based on contract terms.
- Title clears any issues and your lender issues clear to close when all loan conditions are satisfied.
5) Closing preparation (final few days)
- Escrow prepares the final settlement statement, including prorations for taxes, HOA dues, and any agreed credits.
- You receive wiring instructions from escrow and arrange final funds.
- You complete a final walkthrough, often 24 to 48 hours before closing, to confirm agreed condition and repairs.
6) Funding, recording, and keys (closing day)
- Your lender sends funds to escrow if you are financing. Escrow then records the deed and mortgage with Marin County.
- After recording is confirmed, escrow disburses proceeds, pays off liens and fees, and keys are released per the instructions.
Your money in escrow: deposits, fees, and safety
Earnest money
- Purpose: shows good faith and funds the escrow.
- Size: varies with price and market. Marin’s higher values often mean larger deposits than statewide averages.
- Refundability: the purchase contract sets the rules. Once you remove contingencies, your deposit is typically more at risk according to the contract.
Prorations and adjustments
- Property taxes in California run July 1 through June 30 and are prorated based on your closing date.
- HOA dues, utilities, and assessments are also prorated as the contract specifies.
- Your final statement shows every debit and credit for both sides.
Fees and who pays what
- Escrow and title fees, recording charges, and transfer taxes are addressed in the contract.
- Local custom may influence cost splits, but the contract controls. Confirm who pays each item before you remove contingencies.
Wire fraud safety
- Final funds are almost always wired. Always confirm wiring instructions by calling a known, trusted phone number for escrow.
- Do not trust last‑minute changes via email without voice verification. Escrow companies include prominent wire‑fraud warnings for a reason.
Marin due diligence: what to check
Inspections commonly recommended
- General home inspection covering structure and systems.
- Pest and termite inspection, plus roof, chimney, HVAC, plumbing, and electrical as needed.
- Septic inspection and pumping, plus evaluation of well yield and water quality if applicable.
- Geotechnical or soils input for hillside or slope concerns.
- Hazard materials checks for older homes when relevant.
Local considerations that can affect timing
- Septic and well records and permits may require extra lead time.
- Flood zone verification can influence the need for flood insurance and lender review.
- Permit research with Marin County Planning and Building can surface unpermitted work that needs attention.
- HOA estoppels and document packages can have defined processing windows and fees; start early.
What to expect on closing day
- If you are financing, your lender sends funds to escrow once you have signed loan documents and conditions are cleared.
- Escrow confirms funding and records the deed and the deed of trust with the Marin County Recorder.
- After recording, escrow disburses proceeds, pays off liens and commissions, and issues title insurance policies as applicable.
- Keys are released according to the written instructions or mutual agreement.
Smart ways to keep your escrow on track
- Open escrow and wire your deposit promptly after acceptance.
- Read the preliminary title report early and ask about any exceptions or easements.
- Line up inspectors with Marin experience, especially for septic, hillside foundations, and drainage.
- If you are financing, respond fast to lender conditions and schedule the appraisal early.
- Confirm HOA timelines and fees as soon as escrow opens.
- Verify wire instructions by phone before sending any funds.
- Plan your final walkthrough 24 to 48 hours before closing and bring your checklist.
Example timelines for Marin closings
- All‑cash or strong preapproval: about 17 to 30 days from acceptance to recording.
- Standard financed purchase: about 30 to 45 days, depending on appraisal and underwriting speed.
- Complex transactions: 45 to 60 days or longer when septic work, permit resolution, or third‑party approvals are involved.
Working with a trusted local advisor
Escrow rewards preparation. In Greenbrae and Kentfield, thoughtful scheduling, quick responses, and local expertise make the difference between a smooth close and a stressful one. If you are planning to buy or sell, align early with a team that treats timelines, disclosures, and risk management with care.
For discreet guidance tailored to your goals, connect with Stephanie Lamarre for a private consultation.
FAQs
What is escrow in a Marin County home purchase?
- Escrow is a neutral process where a third party holds funds and documents and follows written instructions until all conditions are met, then coordinates recording and disbursement.
How long does escrow usually take in Greenbrae or Kentfield?
- Many financed purchases close in about 30 to 45 days; strong cash or preapproved buyers may close in 17 to 30 days, and complex properties can take 45 to 60 days or more.
When does my earnest money become nonrefundable in California?
- Your purchase contract controls, but your deposit typically becomes more at risk after you remove contingencies in writing.
Which inspections are common for Marin homes?
- General home, pest and termite, plus roof, chimney, HVAC, plumbing, and electrical; septic and well testing if applicable, and geotechnical review for hillside properties.
How are California property taxes prorated at closing?
- Taxes follow a July 1 to June 30 cycle and are prorated based on the closing date; escrow shows the exact calculation on your final statement.
What happens on closing day in Marin County?
- Funds arrive to escrow, the deed and mortgage are recorded with the county, escrow disburses proceeds and payoffs, and keys are released per instructions.
How do I avoid wire fraud when sending escrow funds?
- Always confirm wire instructions by calling your escrow company at a known, trusted phone number and be skeptical of any email‑only changes to instructions.
