You finally got an accepted offer in Pleasant Hill. Now everyone is talking about “escrow” and a pile of documents you have never seen before. It can feel like a lot, especially when closing timelines are tight and decisions matter. This guide breaks down what escrow means for Pleasant Hill buyers, how the process works in Contra Costa County, and what you can do to move from offer to keys with confidence. Let’s dive in.
Escrow basics in California
Escrow is a neutral third party that holds your deposit, manages documents, and coordinates closing once everyone meets the contract conditions. In California, escrow is often handled by a title and escrow company. They follow written instructions from you, the seller, and your lender to make sure funds and paperwork are accurate, secure, and ready to record.
Escrow opens after your offer is accepted. You will send your initial deposit, the company orders title work, and timelines begin. When everything is complete, the deed and mortgage are recorded with Contra Costa County, funds are disbursed, and keys are released.
Who does what
- Buyer: deposits earnest money, completes loan requirements, reviews disclosures, removes contingencies, and provides funds to close.
- Seller: provides disclosures, signs the deed, clears title issues, and completes agreed repairs or credits.
- Escrow officer: opens escrow, holds funds in trust, orders a preliminary title report, coordinates signing, prepares the settlement statement, and arranges recording.
- Title company: issues the preliminary title report and title insurance, and helps resolve liens or title exceptions.
- Lender: orders the appraisal, underwrites the loan, sends loan documents, and funds at closing.
- Real estate agents: help you track deadlines, schedule inspections, and keep communication clear among all parties.
The Pleasant Hill escrow timeline
Most financed purchases in the Bay Area close in about 30 to 45 days from acceptance to recording. Some closings move faster, especially cash purchases, and some take longer if there are title, HOA, appraisal, or loan complexities. Your exact timeline depends on your contract and your lender’s pace.
Here is the typical sequence you can expect in Pleasant Hill and throughout Contra Costa County:
- Offer accepted and escrow opened. You deliver your earnest money deposit by wire or check. Escrow confirms receipt.
- Title and escrow work begins. You receive a preliminary title report that lists recorded liens, easements, and other items.
- Seller disclosures arrive. These can include the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure, lead-based paint disclosure for older homes, and any HOA documents if applicable.
- Contingency periods begin. Inspection, appraisal, loan, title, and HOA review timelines are tracked per your contract.
- Inspections are completed. Typical inspections include general home, pest or termite, roof, sewer, and any specialists as needed.
- Appraisal is ordered and completed when you are financing. Results go to your lender.
- Underwriting clears final loan conditions. You receive a Closing Disclosure at least three business days before you sign for a financed purchase.
- Final walkthrough happens 24 to 48 hours before closing to confirm the home’s condition.
- You sign loan and escrow documents and wire your funds to close.
- Escrow releases the deed and mortgage for recording with Contra Costa County, disburses funds, and your keys are released.
Contingencies and typical timing
- Inspection contingency: often 5 to 17 days, depending on what you negotiated.
- Loan contingency: commonly 17 to 21 days, sometimes longer for jumbo or complex loans.
- Appraisal contingency: usually tied to the loan contingency and completed within one to two weeks of opening escrow.
- Title review: timing depends on the issue. Liens or missing reconveyances must be cleared before close.
- HOA document review: if you are buying a condo or a home in a planned development, the HOA packet can extend timing if delivery is delayed.
What escrow holds and when
Escrow manages both funds and documents throughout the process.
- Earnest money deposit: placed into the escrow trust account early in the process.
- Additional funds to close: wired to escrow shortly before signing. Ask escrow for your confirmed cash-to-close amount.
- Lender funds: the lender wires loan proceeds to escrow on funding day once conditions are met.
- Title documents: the preliminary title report is delivered early. After recording, title insurance policies are issued.
- Recording: escrow submits the deed and mortgage to the Contra Costa County Recorder. Once the county confirms recording, escrow disburses funds and the home is officially yours.
Local Pleasant Hill and Contra Costa factors
Pleasant Hill is in Contra Costa County within the Oakland–Hayward–Berkeley metro area. Local customs follow California standards, with a few regional points to keep in mind.
Recording and property taxes
- Recording occurs at the Contra Costa County Recorder’s office as the final step of closing. Timing can vary by county workload, so same-day or next-day confirmations are common but not guaranteed.
- California property taxes are prorated at closing. The state’s base rate is about 1 percent of assessed value, plus local assessments that vary by parcel. Your settlement statement will show the prorated share based on your close date.
Transfer taxes and city rules
- Some Bay Area cities, such as Oakland and Berkeley, charge a city transfer tax in addition to county fees. Who pays is negotiated in the contract.
- Pleasant Hill’s city transfer tax rules can change. Your escrow officer will confirm any current city requirements and how they apply to your purchase.
Natural hazards and inspections
- California law requires a Natural Hazard Disclosure report that outlines flood, seismic, fire, and other mapped hazards. In Pleasant Hill, seismic risk is common and some properties may be in flood or landslide zones.
- Review the NHD, order appropriate inspections, and talk with your insurance provider about coverage. Standard homeowner policies typically do not include earthquake coverage. Flood insurance depends on the home’s location and your lender’s requirements.
HOA and permits
- If you are buying a condo or home with an HOA, plan extra time to receive and review the HOA documents. Financials, CC&Rs, rules, and meeting minutes can affect your decision and timing.
- In older Pleasant Hill neighborhoods, check for permitted improvements. Unpermitted work can impact loan approval or require resolution before close.
Common delays and how to stay on track
Most delays fall into a few buckets: loan conditions, appraisal gaps, title issues, HOA packet timing, or late inspections. You can reduce risk with a simple plan and quick responses.
Use this buyer checklist to keep your escrow moving:
- Send your lender documents quickly. Expect to provide pay stubs, bank statements, tax returns, ID, and signed loan disclosures.
- Schedule inspections as soon as escrow opens. Book general, pest or termite, roof, sewer, and any needed specialists early.
- Review disclosures right away. Ask questions within your inspection window.
- Get homeowner’s insurance quotes early and be ready to bind coverage before funding.
- Verify wiring instructions by phone using a known, trusted number from the escrow company. Do not rely on email-only changes.
- Review your Closing Disclosure at least three business days before closing for financed purchases. Confirm cash-to-close and all fees.
- Plan your funds transfer early and confirm bank cutoff times so your wire arrives before signing.
- Attend your final walkthrough within 24 to 48 hours of closing.
Wire fraud awareness
Wire fraud is a real risk in real estate closings. Escrow and title companies do not change wiring instructions by unsecured email. Always call the escrow company using a verified phone number to confirm instructions before you send any funds. If something looks off, contact your bank and local authorities immediately.
A sample 30-day escrow
Every escrow is unique, but this simple roadmap shows a smooth, financed purchase:
- Days 0 to 2: Offer accepted, escrow opened, deposit delivered. Seller disclosures begin.
- Days 3 to 10: Inspections scheduled and completed. Lender orders appraisal. Preliminary title report delivered.
- Days 10 to 17: Inspection results reviewed. Any repair credits negotiated. Appraisal report received.
- Days 17 to 24: Loan underwriting moves toward clear-to-close. Homeowner’s insurance finalized. HOA documents reviewed if applicable.
- Days 24 to 30: Final walkthrough. Settlement statement reviewed. You sign closing documents, wire funds, lender funds the loan, deed and mortgage record, and keys are released.
Documents and costs you will see
Here are the common documents and fees on the buyer side:
- Documents: preliminary title report, seller disclosures, Natural Hazard Disclosure, HOA documents if applicable, Loan Estimate, Closing Disclosure, settlement statement, deed.
- Closing costs: lender fees, escrow fee, title insurance policies, recording fees, county or city transfer taxes if applicable, prorated property taxes and HOA dues, homeowner’s insurance premium, and any negotiated inspection or repair costs.
Final walkthrough and closing day
Your final walkthrough is your chance to confirm the home’s condition and any agreed repairs. Plan it for 24 to 48 hours before closing so there is time to address last questions. On closing day, you will have already signed and wired funds. Once the deed records with Contra Costa County, escrow confirms recording, funds are disbursed, and you receive your keys.
If you want an organized, low-stress path to closing in Pleasant Hill, it helps to have a seasoned local guide. For calm, step-by-step coordination and clear answers at every milestone, connect with Brad Gothberg.
FAQs
What is escrow in a California home purchase?
- Escrow is a neutral third party that holds funds and manages documents until all contract conditions are met, then records the deed and disburses money.
How long does escrow take in Pleasant Hill?
- Most financed purchases close in about 30 to 45 days, with shorter timelines possible for cash and longer timelines if title, appraisal, HOA, or loan issues arise.
What contingencies are typical for Pleasant Hill buyers?
- Inspection is often 5 to 17 days, loan is commonly 17 to 21 days, and appraisal usually tracks with the loan timeline, all subject to your negotiated contract.
When do I wire funds to close in Contra Costa County?
- You typically wire your cash-to-close shortly before signing. Confirm exact wiring instructions by phone with escrow and plan around your bank’s cutoff times.
When do I get the keys to my Pleasant Hill home?
- Keys are released after escrow confirms that the deed has recorded with the Contra Costa County Recorder and funds have been disbursed.
Are there city transfer taxes in Pleasant Hill?
- Some Bay Area cities charge local transfer taxes, and rules can change. Your escrow officer will verify current Pleasant Hill requirements for your transaction.
Do I need earthquake or flood insurance in Pleasant Hill?
- Standard policies typically exclude earthquake. Flood coverage depends on location and lender requirements. Review your Natural Hazard Disclosure and speak with your insurer.
What happens if the appraisal comes in low?
- You can renegotiate, make up the difference with a larger down payment, or use your appraisal contingency options if included in your contract.
