How fast can you close once your offer is accepted? If you are looking in San Francisco’s District 7 or nearby 94102, escrow timing is one of the first things you will want to understand. You are juggling financing, inspections, HOA documents, and the city’s closing requirements, so a clear roadmap helps you plan your move with confidence. Below you will find typical timelines, the steps involved, and local factors that can speed things up or slow them down. Let’s dive in.
Typical escrow timelines in San Francisco
For most residential purchases with a loan, you should expect about 30 to 45 days from contract to close. Cash can be much faster if everything is prepared up front. Here are common ranges you can use to plan:
- Cash purchase: often 7 to 14 days if title is clear and everyone moves quickly.
- Conventional loan: commonly 30 to 45 days.
- FHA or VA loan: often 30 to 60 days depending on appraisal and underwriting.
- Condo or HOA property: plan for 45 to 60 days if HOA documents take time.
- Complex deals: 60+ days for issues like title defects, tenant matters, probate, or short sales.
These ranges reflect standard practice across San Francisco. Your exact timing depends on your lender’s speed, title status, HOA responsiveness, and how quickly everyone returns documents.
Escrow steps and timing
Every escrow follows the same general path. Here is what usually happens and how long each step often takes once your offer is accepted.
Open escrow and deposit funds
- Timing: 1 to 3 days
- The escrow account is opened and your earnest money deposit is received and verified.
Disclosures and preliminary title
- Timing: 3 to 10 days
- You review seller disclosures and the preliminary title report. Escrow flags issues early so they can be handled before closing.
Inspections and negotiations
- Timing: commonly 7 to 17 days, often 7 to 10
- You schedule general and any specialty inspections. If needed, you and the seller negotiate repairs or credits.
Loan, appraisal, and underwriting
- Timing: commonly 21 to 45 days
- Your lender verifies income and assets, reviews title, and orders the appraisal. Appraisal appointments often take 7 to 14 days. Underwriting and clearing conditions usually take 7 to 21 or more days.
HOA and condo review (if applicable)
- Timing: 7 to 21+ days
- You, your lender, and your agent review the HOA packet, financials, and policies. Delays here are a frequent reason escrows get extended in San Francisco.
Title clearance and payoff coordination
- Timing: 3 to 14+ days
- Escrow resolves liens, judgments, or vesting issues. If anything needs payoff statements or reconveyance, that adds coordination time.
Final signing, funding, and recording
- Timing: 1 to 5 days
- Once all conditions are cleared, you sign loan and closing documents, the lender funds, escrow disburses, and the deed records with the county.
San Francisco factors that impact timing
San Francisco has a few local variables that often affect how long escrow takes, whether you are buying in District 7 or in 94102.
- Transfer tax calculations. City transfer taxes are part of your closing statement. Confirming amounts early helps prevent last‑minute adjustments.
- Tenant and rent‑control issues. Tenant‑occupied buildings may require notices or compliance steps that add time.
- HOA and condo documentation. Many properties are in HOAs. Lenders need the full packet and may require follow‑up questions.
- Older buildings and permits. Unpermitted work or incomplete permit records can trigger extra review by lenders or insurers.
- Title on older properties. Easements or historic liens sometimes appear and must be cleared before closing.
- Market volume. Appraiser and underwriter backlogs, or slow HOA responses, can extend your timeline.
Speed up your close
You can often shorten escrow by preparing early and keeping communication tight.
For buyers
- Get fully pre‑approved and gather pay stubs, tax returns, and bank statements before you write an offer.
- Ask your lender about pre‑clearance or early underwriting to remove surprises.
- Book inspections immediately after acceptance. In busy seasons, pre‑scheduling helps.
- For condos or TICs, request the HOA packet right away and review reserves, insurance, and any pending projects.
For sellers
- Provide complete disclosures early, including any available permit and repair history.
- If there are known liens or loans, start payoff requests and reconveyance coordination at the outset.
- If the home is in an HOA, pre‑order the HOA documents or be ready to connect the buyer with the management company quickly.
For everyone
- Choose local escrow and title pros who know San Francisco customs and requirements.
- Set realistic contingency deadlines that reflect lender and HOA timing.
- Order the preliminary title report immediately and address exceptions as soon as they surface.
Sample timelines
Use these examples as planning guides. Your escrow may vary based on property type and complexity.
- Clean cash purchase, no HOA: 7 to 14 days
- Conventional loan, single‑family home: 30 to 45 days
- Condo with HOA review: 45 to 60 days
- Tenant‑occupied multifamily: 45 to 90+ days
- Complex title or permit issues: 60+ days
Short escrow basics
A short escrow can work well in a cash deal or when your lender work is nearly complete. It requires a ready appraisal, fast title clearance, and immediate document turnarounds. If you push for a short close with a loan, make sure your lender confirms the timeline in writing and that your inspector and escrow officer can meet the dates.
Plan for longer escrow
If your loan is FHA or VA, or if you are buying a condo with a large HOA, leave extra time. Tenant matters, probate, short sales, and chain transactions also tend to extend closing. Build buffers into your moving plans and rate‑lock windows so a small delay does not create a bigger problem.
Closing day and recording
After you sign your final documents, your lender funds, escrow disburses, and the deed records with the county. Recording times depend on workload. Escrow teams usually plan for recording windows and will keep you updated so you know exactly when you can pick up keys.
The bottom line for District 7
Most financed purchases in San Francisco close in about 30 to 45 days. Cash can be faster, while HOA, tenant, title, or permit issues often add time. With clear communication and local expertise, you can manage each step and protect your timeline.
If you want a realistic close date before you write, or if you need a plan for a short escrow, our team can help you map out the steps and coordinate the right pros at the right times. Connect with Sage Real Estate to talk through your goals and build a timeline that fits your move.
FAQs
How long does escrow usually take in San Francisco?
- Most financed escrows close in about 30 to 45 days, while cash deals can close in 7 to 14 days if title is clear and documents are ready.
What is the biggest cause of escrow delays in SF?
- Lender underwriting and appraisal scheduling are common causes, with HOA document turnaround and title issues also creating delays.
Can I close faster than 30 days with a loan?
- Yes, but only if your lender can meet the timeline, the appraisal is quick, and all documents are complete; confirm feasibility with your lender and escrow early.
Do condos in District 7 take longer to close?
- Often yes, because buyers and lenders must review the HOA packet and financials; this can add days or weeks depending on how fast the documents arrive.
Does recording ever delay my close date?
- It can; county recording depends on workload, so escrow will schedule funding and disbursement with recording windows to avoid surprises.
