Heard someone say “we’re in escrow” and wondered what actually happens next in Mukilteo? You are not alone. Escrow is where the details get real, the timelines matter, and small decisions can impact your move-in date. In this guide, you’ll get a clear, local step-by-step from mutual acceptance to keys, plus tips to keep things smooth. Let’s dive in.
What escrow means in Washington
Escrow is a neutral third party that holds funds and follows written instructions while both sides complete their conditions. In Washington, title companies and independent escrow firms commonly handle escrow. They receive your earnest money, coordinate lender and title documents, and disburse funds when everything is ready.
Escrow is different from title work. Title research identifies liens, easements, and ownership history, then issues title insurance. Many local companies provide both services under one roof, but they serve distinct roles.
Your lender must deliver the final Closing Disclosure at least 3 business days before you sign. This federal timeline controls last-minute changes, so plan accordingly. In Snohomish County, the Auditor’s office records your deed. Many title companies e-record, and recording is typically same day to a few business days after submission.
Washington also imposes Real Estate Excise Tax (REET). In many transactions the seller pays this tax, but it is negotiable, so confirm what is in your contract. If you are buying a condo or a home in an association, resale documents and estoppels can add time if they arrive late.
Your Mukilteo buyer timeline
A typical escrow in the Puget Sound area runs about 30 to 45 days from mutual acceptance to recording. All-cash purchases can be much faster. Loan type, appraisal timing, and association documents are the biggest variables.
Day 0 to 3 - Open escrow and deposit earnest money
- Your purchase and sale agreement is signed by all parties.
- Your broker or escrow opens the file and issues wiring or delivery instructions for your earnest money deposit. Many contracts require deposit within 1 to 3 business days.
- You receive the escrow file number and contact information for your escrow officer.
Day 1 to 7 - Loan application and title order
- If you are financing, complete your loan application and send all requested documents quickly.
- The lender orders credit and the appraisal, unless waived.
- Escrow orders the preliminary title report and researches taxes and assessments.
- The seller provides property disclosures. If in a condo or HOA, the association begins preparing resale documents.
Day 3 to 10 - Inspection window
- Schedule inspections as early as possible. Typical inspection windows are 7 to 10 days, unless negotiated otherwise.
- In Mukilteo, inspectors frequently focus on moisture, roof condition, HVAC performance in a marine climate, and septic or shoreline considerations for waterfront or bluff properties.
- Submit any repair requests or credits within your contingency deadline.
Day 7 to 21 - Appraisal and underwriting
- Appraisal is usually completed within 7 to 14 days of order. If value comes in low, you may renegotiate, bring additional cash, or terminate if protected by a contingency.
- Your lender advances underwriting and may ask for additional documents.
- Title exceptions, if any, are identified for resolution, such as lien payoffs or missing signatures.
Day 14 to 30 - Clear to close and final prep
- When underwriting conditions are satisfied, the lender issues clear to close.
- Escrow prepares your settlement figures. Your lender delivers the final Closing Disclosure, which must be in your hands at least 3 business days before closing.
- You secure a homeowner’s insurance binder and provide it to escrow and your lender.
- Escrow calculates prorations for property taxes, HOA dues, and utilities. You receive final wiring instructions for your closing funds.
1 to 3 days before closing - Final walkthrough
- You verify the home’s condition and confirm any agreed repairs are complete.
Closing and recording - Keys after confirmation
- You sign loan and title documents. The lender funds, escrow disburses, and the deed is submitted to the Snohomish County Auditor for recording. E-recording is common.
- Recording legally transfers ownership. Keys are delivered after recording or as negotiated in your contract.
What can change your timeline
- All-cash purchase - Often 7 to 14 days from acceptance to recording.
- Seller rent-back or delayed possession - Move-in may occur after closing per agreement.
- Contingent purchase - Your closing may depend on the sale of your current home.
- Condo or HOA - Waiting on resale documents or estoppels can add 7 to 14 days or more.
Key escrow components to watch
Earnest money deposit
- Shows your good faith and is held by escrow under written instructions.
- Amount and deposit deadline are set in the contract.
- Refundability depends on your contingencies and deadlines. Know your dates.
Inspection contingency
- Time is short, so schedule quickly and respond within your window.
- Common local focus areas include moisture intrusion, roof condition, HVAC, and for waterfront or bluff areas, septic systems and shoreline stability.
Appraisal contingency and value gap
- If appraisal is below the purchase price, options include renegotiating price or terms, paying the difference in cash, or terminating if your contingency allows.
Financing contingency and the 3-day rule
- Respond to lender requests within 24 to 48 hours to avoid delays.
- The Closing Disclosure must be delivered to you at least 3 business days before closing, which can limit last-minute scheduling changes.
Title review and title insurance
- The preliminary title report lists liens, easements, covenants, and exceptions.
- Common curatives include HOA due payoffs, mechanic’s liens, tax liens, or outdated encumbrances.
- Owners and lenders typically receive title insurance policies at closing.
Property taxes and prorations
- Escrow prorates taxes so each party pays their share for the time they own the home.
- Snohomish County commonly bills in two halves due around April 30 and October 31. Confirm current due dates with the Treasurer.
- REET is imposed in Washington and is often paid by the seller, but confirm what your contract states.
HOA and condo documents
- Expect CC&Rs, bylaws, budgets, rules, and a resale certificate or estoppel showing dues and any outstanding balances.
- Delivery delays can push your closing, so ask early and track progress.
Avoid delays: practical tips
- Send your lender documents within 24 to 48 hours of each request.
- Order inspections immediately and leave time for follow-up evaluations if needed.
- Review the preliminary title report early and ask questions about any exceptions.
- Verify wiring instructions by calling your escrow officer using a known, verified phone number. Do not rely on email or last-minute changes.
- Confirm your funds-to-close method and delivery timing a few days before signing.
Buyer checklist by phase
Right after acceptance
- Deposit earnest money within your contract timeline.
- Complete your loan application and upload all requested documents.
- Schedule general and specialized inspections.
- Provide photo ID and any requested proof of funds to escrow.
Mid-escrow
- Secure your homeowner’s insurance binder and send it to escrow and your lender.
- Track title curatives and HOA documents with your broker and escrow officer.
- Ask for an early draft of your settlement figures so you understand costs.
Just before closing
- Verify wiring instructions by phone with escrow using a verified number.
- Schedule your final walkthrough within 48 hours of closing.
- Arrange your closing funds in the required form and confirm delivery timing.
After closing
- Confirm the recording has occurred and your deed is of record.
- Transfer utilities and update your address.
Special Mukilteo considerations
- Waterfront and bluff properties - Consider specialist inspections for shoreline and erosion risk, and review local permitting history.
- Older homes - Ask about past renovations and permits, since unpermitted work can surface in title or during inspections.
- HOA and condo homes - Parking, storage, and rental rules vary by association. Review restrictions closely before waiving contingencies.
Closing costs and who pays what
Closing costs are defined by your contract and local custom. Parties often split fees, and standard forms allocate some items in advance. REET is imposed at the state level and is typically paid by the seller, though this is negotiated. Your final settlement statement from escrow will show the exact allocations and amounts.
Ready for a calm, well-managed closing?
If you want a predictable escrow with steady communication, local expertise, and careful coordination, we are here to help. Reach out to Hawkins & O'Bryant for clear next steps and a plan tailored to your move.
FAQs
What does escrow do in a Washington home purchase?
- Escrow holds funds, follows written instructions, coordinates documents with your lender and title, and disburses funds once all conditions are met and the deed is ready to record.
How long does escrow take for Mukilteo buyers?
- Most financed purchases close in about 30 to 45 days from mutual acceptance, while all-cash deals can close in 7 to 14 days depending on appraisal, title, and document timing.
When is earnest money due and is it refundable?
- Many contracts require deposit within 1 to 3 business days of acceptance, and refundability depends on your contingencies and deadlines as written in the contract.
What happens if the appraisal comes in low?
- You can renegotiate price or terms, bring additional cash to cover the gap, or terminate if protected by an appraisal or financing contingency in your contract.
When do I get my keys in Snohomish County?
- After closing documents are signed and funds are disbursed, escrow submits the deed for recording, and keys are typically released once recording is confirmed or as negotiated.
How are property taxes handled at closing?
- Escrow prorates taxes between buyer and seller based on the closing date, and Snohomish County commonly has half-year due dates around April 30 and October 31.
What is the Closing Disclosure 3-day rule?
- Your lender must deliver the final Closing Disclosure at least 3 business days before closing, which controls scheduling and limits last-minute changes to your signing date.
