How Long Does Escrow Take?
Understanding the home buying timeline from offer to keys
Last Updated: February 2026
You've found your dream home, your offer was accepted, and now you're officially in escrow. But how long does escrow actually take? Whether you're a first-time homebuyer anxiously counting down the days or a seller planning your move, understanding the escrow timeline is crucial for a smooth real estate transaction.
The short answer: escrow typically takes 30 to 60 days, with 45 days being the average. However, the actual duration depends on many factors, including your financing type, the property's condition, and how quickly all parties respond to requests. In this comprehensive guide, we'll break down exactly what happens during escrow and what you can do to keep things moving efficiently.
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What Is Escrow in Real Estate?
Before we dive into timelines, let's clarify what escrow actually means. Escrow is the period between when your offer is accepted and when you officially close on the home. During this time, a neutral third party (the escrow company or title company) holds your earnest money deposit and manages the flow of documents between all parties.
Think of escrow as the "holding zone" where everything gets verified, checked, and prepared before the final exchange. The escrow officer acts as an impartial referee, making sure both buyer and seller meet their contractual obligations before any money or property changes hands.
Escrow vs. Pending vs. Under Contract
These terms are often used interchangeably but have subtle differences:
- Under Contract: An offer has been accepted and signed
- In Escrow: The escrow process has begun with earnest money deposited
- Pending: All contingencies have been met and closing is imminent
Average Escrow Timeline by Loan Type
The type of financing you're using is the single biggest factor affecting how long escrow takes. Here's what to expect for different scenarios:
| Loan Type | Typical Escrow Length | Key Factors |
|---|---|---|
| Cash Purchase | 14-21 days | No lender requirements, fastest option |
| Conventional Loan | 30-45 days | Standard processing with fewer requirements |
| FHA Loan | 45-60 days | Additional appraisal requirements, property standards |
| VA Loan | 45-60 days | VA appraisal required, minimum property requirements |
| USDA Loan | 45-60 days | Government approval, property eligibility verification |
| Jumbo Loan | 45-60+ days | Stricter underwriting, more documentation |
Week-by-Week Escrow Timeline Breakdown
Let's walk through what happens during a typical 30-45 day escrow period. Understanding this timeline will help you anticipate what's coming and prepare accordingly.
Week 1: Opening Escrow (Days 1-7)
- Day 1-2: Earnest money deposit submitted (typically 1-3% of purchase price)
- Day 1-3: Escrow is officially opened with a title company
- Day 2-5: Buyer submits complete loan application to lender
- Day 3-7: Home inspection scheduled and completed
- Day 5-7: Title search begins
Week 2: Inspections & Appraisal (Days 8-14)
- Day 7-10: Inspection contingency negotiations (if repairs needed)
- Day 7-14: Appraisal ordered by lender
- Day 10-14: Additional inspections if needed (pest, roof, sewer)
- Day 10-14: Loan processing continues, underwriting begins
Week 3: Underwriting & Contingencies (Days 15-21)
- Day 14-17: Appraisal completed and reviewed
- Day 14-21: Loan underwriting in progress
- Day 17-21: Contingency removal deadlines (inspection, appraisal)
- Day 17-21: Title commitment issued
Week 4: Final Approval (Days 22-28)
- Day 21-25: Conditional loan approval received
- Day 22-25: Final conditions cleared with lender
- Day 25-28: Closing Disclosure (CD) issued (must be 3 days before closing)
- Day 25-28: Final walkthrough scheduled
Week 5: Closing (Days 29-35)
- Day 28-30: Final walkthrough completed
- Day 29-32: Clear to close from lender
- Day 30-35: Closing day – sign documents, wire funds, receive keys!
What Can Delay Escrow?
Even with perfect planning, delays happen. Here are the most common reasons escrow takes longer than expected:
Financing Issues
- Low appraisal: If the home appraises below the purchase price, negotiations must restart
- Underwriting delays: Additional documentation requests extend processing time
- Employment or income changes: Job loss or income changes can derail approval
- New debt: Opening credit cards or making large purchases can disqualify buyers
- Rate lock expiration: If escrow extends beyond your rate lock, you may need to re-lock
Property Issues
- Major inspection findings: Significant repairs may require re-negotiation
- Title problems: Liens, easements, or ownership disputes delay closing
- Property condition (FHA/VA): Government loans require specific property standards
- Survey issues: Boundary disputes or encroachments need resolution
Communication Delays
- Slow responses: Delayed document submissions from any party
- Scheduling conflicts: Difficulty coordinating inspections, appraisals, or closing
- Missing paperwork: Incomplete applications or missing signatures
- HOA delays: Waiting for HOA documents or estoppel letters
Warning: Don't Do These During Escrow
Your lender will re-verify your financial situation before closing. Avoid these escrow killers:
- Changing jobs or quitting your job
- Making large purchases (car, furniture, appliances)
- Opening new credit cards or lines of credit
- Moving money between accounts without documentation
- Co-signing on anyone else's loan
How to Speed Up the Escrow Process
While some factors are outside your control, here's what you can do to keep escrow moving as quickly as possible:
Before You Start
- Get fully pre-approved: Not just pre-qualified—have your income, assets, and credit already verified
- Gather documents early: Tax returns, bank statements, pay stubs, ID—have everything ready
- Choose a responsive lender: Ask about average closing times and communication practices
- Work with experienced professionals: An experienced agent and escrow officer make a huge difference
During Escrow
- Respond immediately: Treat every request as urgent—delays compound quickly
- Schedule inspections ASAP: Book your home inspection within 24-48 hours of acceptance
- Stay in contact: Check in with your lender and agent at least twice per week
- Keep finances stable: Don't make any changes to your financial picture
- Be available: Keep your phone on and check email regularly
Pro Tip: The 24-Hour Rule
Make it your personal policy to respond to every request from your lender, agent, or escrow officer within 24 hours. This single habit can shave days off your escrow timeline.
Cash Purchases: The Fastest Escrow
If you're buying with cash (no mortgage), you can significantly shorten the escrow period. Cash buyers typically close in 14 to 21 days, and some transactions close in as little as 7-10 days.
Why is cash so much faster?
- No mortgage application or underwriting process
- No lender-required appraisal (though you may still want one)
- No loan conditions to satisfy
- Fewer documents to prepare and sign
- No risk of financing falling through
Even with cash, you'll still need time for:
- Home inspection (recommended)
- Title search and insurance
- Document preparation
- Proof of funds verification
What Happens If Escrow Falls Through?
Sometimes escrow doesn't make it to closing. Here's what happens in common scenarios:
Buyer Can't Get Financing
If you have a financing contingency and your loan is denied, you can typically back out and receive your earnest money back. Without this contingency, you risk losing your deposit.
Low Appraisal
If the appraisal comes in low and you have an appraisal contingency, you can:
- Negotiate a lower price with the seller
- Pay the difference in cash
- Split the difference with the seller
- Walk away (with contingency protection)
Inspection Issues
Major problems discovered during inspection can lead to renegotiation or cancellation. Your inspection contingency protects your ability to exit if issues are too severe.
Title Problems
If the title search reveals liens, claims, or other issues that can't be resolved, escrow may be extended or cancelled. Title insurance protects you after closing if issues emerge later.
Frequently Asked Questions
How long does escrow typically take?
Escrow typically takes 30 to 60 days from the time your offer is accepted until closing. The average escrow period is around 45 days. Cash purchases can close in as few as 14-21 days, while FHA and VA loans may take 45-60 days due to additional requirements.
What can delay escrow?
Common escrow delays include: appraisal issues (low appraisal, scheduling delays), financing problems (underwriting requests, rate lock expiration), title issues (liens, ownership disputes), home inspection repairs, and missing or incomplete documentation from either party.
Can you speed up the escrow process?
Yes, you can speed up escrow by: getting mortgage pre-approval before making an offer, responding quickly to document requests, scheduling inspections immediately after acceptance, keeping all financial accounts stable, and working with experienced professionals who communicate efficiently.
What happens during escrow?
During escrow, several things happen simultaneously: the buyer's lender processes the mortgage application, a home appraisal is ordered, title search is conducted, home inspection takes place, earnest money is held by the escrow company, and all parties work toward meeting contingency deadlines.
How long is escrow for a cash purchase?
Cash purchases typically close in 14 to 21 days because there's no mortgage lender involved. Without the need for loan approval, appraisal requirements, and underwriting, the process is significantly faster. Some cash deals close in as little as 7-10 days.
What is the difference between escrow and closing?
Escrow is the entire period from accepted offer to final closing, during which a neutral third party holds funds and documents. Closing (or settlement) is the final day when all documents are signed, funds are transferred, and ownership officially changes hands. Escrow ends at closing.
The Bottom Line
Understanding how long escrow takes helps you plan your home purchase timeline realistically. While the average escrow period is 30-45 days for conventional loans, your specific timeline will depend on your loan type, the property, and how efficiently everyone involved handles their responsibilities.
The best way to ensure a smooth, on-time closing is to:
- Get fully pre-approved before house hunting
- Work with experienced professionals
- Respond to all requests within 24 hours
- Keep your financial situation stable
- Communicate proactively with your team
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