Buying in Phoenix and wondering how long escrow really takes? You are not alone. Between inspections, appraisals, title work, and HOA paperwork, the timeline can feel fuzzy. This guide breaks down the typical Phoenix escrow from offer to recording, the key milestones you will hit, what can slow things down, and how you can keep everything moving. Let’s dive in.
What escrow means in Phoenix
Escrow is the neutral process where a title or escrow company holds funds and coordinates closing while you and the seller meet contract terms. In Arizona, escrow opens when your offer is accepted and your earnest money is delivered to the escrow holder. Your title company handles payoff, coordinates recording, and issues a title commitment while your lender completes underwriting if you have a loan.
Your exact deadlines come from the Arizona Association of REALTORS purchase contract and any addenda. Timeframes are commonly negotiated, so confirm each date with your agent and escrow officer.
How long escrow takes
- Cash purchases often close in 7-14 days if title and any HOA items are clear.
- Financed purchases, including conventional, FHA, and VA, commonly close in 30-45 days. Lender speed, appraisal timing, and underwriting conditions can shorten or extend this window.
Step-by-step timeline example
Here is a typical 30-day financed escrow in Phoenix. Your contract sets the exact dates.
- Day 0: Offer accepted and contract executed. Escrow is opened, and your lender receives the contract.
- Days 1-3: You deliver earnest money to escrow and apply for the loan. Title search is ordered.
- Days 3-10: Inspection period, commonly 7-10 days. You complete home, pest, and any specialty inspections and submit repair requests if needed.
- Days 3-12: Seller or HOA provides disclosures and any resale package, timing varies.
- Days 5-17: Lender orders and receives the appraisal, subject to appraiser availability.
- Days 10-21: Underwriting reviews your file and issues conditions. You send requested documents to clear conditions.
- Days 20-28: You review closing disclosures and secure homeowners insurance.
- Days 28-30: Final walk-through, signing appointment, lender funds, escrow disburses, and the deed records with Maricopa County.
Cash buyers can compress many steps and may close in 7-14 days when title and HOA items are straightforward.
Key milestones and timing
Earnest money deposit
- Common practice is delivery within 1-3 business days after acceptance, as stated in your contract. Always confirm escrow’s receipt in writing.
Inspection period
- Often negotiated at 7-10 days in Phoenix. You can cancel within the contingency or request repairs or credits according to the contract terms.
Appraisal timing
- For financed deals, the lender orders the appraisal once you are under contract. Completion is commonly 7-14 days from the order, depending on appraiser availability.
Loan underwriting and conditions
- Underwriting can take several days to a few weeks. The final week before closing is often when outstanding conditions get cleared. Respond to document requests quickly.
Title commitment
- The title company typically issues a title commitment within 3-10 business days after opening escrow. Clearing liens or other exceptions can add time if issues arise.
HOA disclosures and resale package
- If the property is in an HOA, the association provides a resale package that commonly takes 5-10 business days, sometimes longer. Fees for the package are typical and are addressed in the contract.
Final walk-through
- Usually 24-48 hours before closing to confirm condition and any agreed repairs.
Signing, funding, and recording
- You sign at the title company or via approved remote methods. After signatures and final lender clearance, funds are disbursed and the deed is recorded. Maricopa County often posts recordings the same day or within 1-3 business days.
Common delays and how to avoid them
- Slow earnest money delivery: Wire or deliver funds promptly per the contract and verify escrow’s receipt in writing.
- Inspection or repair delays: Schedule inspections immediately after acceptance and negotiate repairs within your inspection timeline.
- Appraisal backlog or low value: Ensure your lender has complete property details. Be prepared to negotiate, appeal with additional comparable sales, or bring extra funds if needed according to your contingencies.
- Incomplete loan documentation: Send tax returns, pay stubs, bank statements, gift letters, and insurance details quickly. Avoid large account changes during underwriting.
- Title issues: Choose an experienced local title company. Review title commitment exceptions early and ask questions so the seller can address items before closing.
- HOA package delays: Ask the seller or listing agent to order the resale package as soon as escrow opens. Consider negotiating timelines if the HOA is known to be slow.
- Funding or recording timing: Confirm acceptable funds and wiring procedures with escrow and verify instructions by phone to reduce fraud risk. Align the closing date with lender funding timelines.
Buyer checklist to stay on track
Right after acceptance
- Confirm the escrow company and get contact info.
- Deliver earnest money on time and secure a written receipt.
- Apply for your loan and ensure your lender has the signed contract.
- Order home, pest, and any specialty inspections within 48-72 hours.
Documents to have ready
- Government ID, pre-approval, proof of earnest funds, bank statements, pay stubs, tax returns, gift letters if applicable, and homeowners insurance options.
HOA or condo items
- Ask the seller or listing agent to order the HOA resale package immediately and budget for related fees if required by the contract.
Title and closing preparation
- Review the preliminary title commitment and ask about any exceptions.
- Confirm wiring instructions with escrow the week before closing by phone.
Final steps
- Schedule your final walk-through 24-48 hours before signing.
- Bring ID and any required funds per escrow instructions.
- Confirm how and when you receive keys and access codes according to the contract.
Phoenix-specific tips
- HOA prevalence: Many Phoenix-area homes and condos are in managed communities. HOA resale packages are a frequent bottleneck, so order early.
- Appraiser and lender capacity: During busy market periods, schedule expectations with your lender to account for possible backlogs.
- Maricopa County recording: eRecording is widely used. Ask your title company what time of day they expect recording so you can plan your move.
- Property features: Pools, older HVAC systems, and specialty equipment may require additional inspections and repairs that can add days to your timeline.
Close with confidence
With a clear plan and prompt communication, a Phoenix escrow can feel smooth and predictable. Know your contract dates, handle documents quickly, and stay in close touch with your lender, title company, and agent. If you want a local guide who navigates Arcadia, North Central, Paradise Valley, and Scottsdale every day, reach out to Mary King to map your timeline and next steps.
FAQs
How long does a financed escrow take in Phoenix?
- Financed purchases commonly close in 30-45 days, depending on lender speed, appraisal timing, title, and HOA readiness.
What is the typical inspection period for Phoenix buyers?
- Inspection periods are often negotiated at 7-10 days, giving you time for home, pest, and any specialty inspections.
How fast can a cash deal close in Maricopa County?
- Cash purchases often close in 7-14 days when title is clear and HOA documents, if any, are delivered on time.
When do I sign and when do I get keys?
- You usually sign near the end of escrow, funding follows, and you receive keys after the deed records with Maricopa County per the contract.
What happens if the appraisal comes in low in Phoenix?
- You may renegotiate, bring additional cash, or cancel according to your contract and loan type, after discussing options with your agent and lender.
What should I expect if the home is in an HOA?
- The HOA provides a resale package that commonly takes 5-10 business days; order it early and confirm who pays related fees in the contract.
