Your offer on a Glen Park home is accepted. Now the clock starts on escrow, and each day matters. It can feel like a lot at once, especially if it is your first San Francisco purchase or your first time in a while. In this guide, you will learn what happens from acceptance to keys, how long each step typically takes, and what Glen Park buyers should watch for to avoid delays. Let’s dive in.
Escrow timeline at a glance
- Financed purchases typically close in 30 to 45 days.
- Cash purchases often close in 7 to 21 days.
- Buyer investigation period is commonly 7 to 17 days.
- Loan and appraisal timelines are often 21 to 30 days.
- Your lender must deliver a Closing Disclosure 3 business days before closing.
Your signed purchase agreement controls the exact dates. In competitive San Francisco situations, timelines are sometimes shorter. Always confirm what your contract says.
Step-by-step to the finish line
Days 0–3: Open escrow and fund deposit
Escrow opens right after acceptance. You will wire your earnest money per your contract. In San Francisco, the initial deposit is often 1 to 3 percent of the purchase price, though amounts vary by deal. If you are financing, submit your full loan application immediately and let your lender order the appraisal. Start scheduling inspections and review the seller’s disclosure packet as it arrives.
Escrow is a neutral third party that holds funds, coordinates documents, and records the deed at closing. The title company issues your preliminary title report and handles title insurance. Title issues uncovered now can affect your path to closing, so review the report promptly.
Days 4–10: Inspections and disclosures
You will complete your general home inspection and any specialty inspections. In San Francisco, common add-ons include sewer lateral scoping, roof, pest, HVAC, foundation or seismic, and chimney or fireplace checks. Inspectors often flag items seen in older homes, such as knob-and-tube wiring, galvanized plumbing, or moisture and rot. Use this period to request repairs or credits if allowed by your contract.
Sellers must provide required disclosures, including the Transfer Disclosure Statement and a Natural Hazard Disclosure report. If the home was built before 1978, you will receive lead-based paint disclosures. Condo buyers will also review HOA financials, rules, and meeting minutes. Keep an eye out for any notes about unpermitted work or open permits, which are common in San Francisco and can affect timing and future resale.
Days 11–21: Appraisal and underwriting
If you have a loan, the appraisal usually happens one to three weeks after application. If the value comes in low, you can negotiate a price change, bring additional cash, challenge the appraisal with new comparables, or cancel under an appraisal contingency if it is still in place. Meanwhile, your lender underwrites your file and may request additional documents. Respond quickly to keep things moving.
Days 22–30+: Final approvals and repairs
Sellers complete any agreed repairs. The title company clears any liens or other exceptions noted in the preliminary title report. San Francisco specific items, like private sewer lateral work or HOA requirements, may need to be finished before closing. Your lender will issue the Closing Disclosure at least three business days prior to consummation. Review it carefully for fees, prorations, and your final cash-to-close.
For closing funds, plan to wire money to escrow. Always confirm wire instructions by calling your escrow officer using a known, verified number. Wire fraud attempts do occur, and a quick call protects your funds.
Final 24–72 hours: Walk-through and signing
You will do a final walk-through to confirm the property is in the expected condition and that repairs are complete. Then you will sign loan and title documents. After your lender funds and escrow confirms all conditions are met, escrow submits for recording with the San Francisco County Recorder. Once recorded, you are the owner and receive keys per your contract.
San Francisco costs to watch
- Documentary transfer tax: San Francisco calculates this tax at recording. Who pays is negotiable and set in the contract.
- Supplemental property tax assessment: A change in ownership can trigger a supplemental bill after closing. Plan for timing and cash flow.
- Recording and county fees: Escrow collects these as part of your closing costs.
Contingencies you will track
- Inspection contingency: Time to inspect and negotiate if allowed. Often 7 to 17 days.
- Appraisal contingency: Protects you if the appraised value does not support the loan amount.
- Loan contingency: Commonly 21 to 30 days, depending on contract and lender.
- Title contingency: Review all liens, easements, and exceptions.
- HOA review: For condos, review rules, minutes, budgets, and reserves within your contractual window.
Your purchase agreement lists the dates for removing each contingency. Missing a deadline can give the other party rights to cancel or pursue remedies, so track them closely.
Inspections to prioritize in Glen Park
- General home inspection to set the baseline.
- Sewer lateral scope due to local private sewer lateral rules and typical age of systems.
- Wood-destroying organism and pest inspection, especially for older wood-frame homes.
- Roof, HVAC, and chimney or fireplace inspections if applicable.
- Foundation and seismic evaluation, given San Francisco’s older housing stock and retrofit needs.
Expect inspectors to note common San Francisco items such as older wiring, older plumbing, or unpermitted modifications. Unpermitted work is not always a deal breaker, but it can impact financing, insurance, and resale. Decide early whether you will require permits, request a credit, or accept the condition per your contract.
Common delays and how to avoid them
- Low appraisal or added lender conditions. Preventative step: obtain a strong pre-approval and provide documents early.
- Title defects or unreleased liens. Preventative step: review the preliminary title report immediately and let escrow clear issues.
- HOA packet delays or new HOA requirements. Preventative step: request documents right away and read them within your review window.
- Required repairs not finished on time, including termite or private sewer lateral work. Preventative step: schedule vendors early and monitor completion.
- Unpermitted work or permit questions that need city input. Preventative step: flag during inspections and decide on credits, repairs, or acceptance before your contingency deadline.
- Wire verification issues. Preventative step: always confirm wiring instructions by phone with your known escrow officer.
Glen Park buyer checklist
- Before offer: secure a written pre-approval, verify funds for deposit and closing, review Glen Park comps and likely timelines.
- Offer details: set earnest money, contingency lengths, and target closing date; address who pays transfer tax in your contract.
- First 72 hours: open escrow, deliver deposit, apply for your loan, schedule inspections, and start reviewing disclosures and title.
- During investigation: complete inspections, negotiate repairs or credits if allowed, and remove contingencies on time if satisfied.
- Mid-escrow: complete appraisal and underwriting, resolve title exceptions, confirm any HOA or city items, and track repair progress.
- Three days before closing: review the Closing Disclosure for accuracy.
- Closing: complete your walk-through, sign documents, wire funds after verification, record, and get keys per your agreement.
Work with a process-first local team
A smooth Glen Park closing comes from clear timelines, fast responses, and local know-how about San Francisco items like transfer tax, private sewer laterals, permits, and HOA reviews. Level Up Group uses a disciplined, system-driven approach to guide buyers through each step, connect you with proven inspectors and vendors, and keep your file on track from acceptance to recording. Ready to map your escrow plan around your goals and timeline? Reach out to David Juarez to get started.
FAQs
What is a typical Glen Park escrow length?
- Financed escrows often run 30 to 45 days, while cash escrows can finish in 7 to 21 days, subject to your contract and lender.
How much earnest money is common in San Francisco?
- Market practice often ranges from 1 to 3 percent as an initial deposit, but the amount is negotiable and set in your contract.
What if my Glen Park appraisal comes in low?
- You can renegotiate price, add cash, challenge the appraisal, or cancel under an appraisal contingency if it still applies.
Who pays San Francisco’s documentary transfer tax?
- It is negotiable. The allocation is decided in your purchase contract and calculated at recording.
How do unpermitted renovations affect my purchase?
- They can impact financing, insurance, and future resale. Identify them early and decide on repairs, credits, permits, or acceptance per your contract.
When do I get my keys in San Francisco?
- After funding and recording with the San Francisco County Recorder, title transfers and you receive keys per your agreement.
How can I avoid wire fraud at closing?
- Always call your known escrow officer to confirm wiring instructions before sending funds. Never rely only on email instructions.
