Is escrow in Scottsdale a mystery box to you? You are not alone. Whether you are buying your first home or relocating to the Valley, the steps between offer and keys can feel opaque and fast-moving. This guide breaks down the Scottsdale escrow timeline, typical local timeframes, what you will sign, how money moves, and how to avoid common delays. Let’s dive in.
Escrow in Arizona: the basics
Escrow in Arizona is a neutral process managed by a licensed title company. The escrow officer holds funds and documents, coordinates with your lender, and ensures everyone meets the contract terms before money and keys change hands. It is not a court or attorney escrow. In Maricopa County, the title company also records your deed with the county to finalize the transfer.
Who is involved
- Buyer: deposits earnest money and meets inspection and loan deadlines.
- Seller: provides disclosures, HOA documents, and signs closing papers.
- Buyer and listing agents: coordinate inspections, repairs, HOA details, and communication.
- Title/escrow company: opens escrow, runs the title search, prepares settlement statements, coordinates signing, records the deed, and disburses funds.
- Lender: underwrites the loan, orders the appraisal, issues the Closing Disclosure, and wires funds.
- HOA or condo association: provides the resale package and fee information when applicable.
Scottsdale escrow timeline: step by step
Every contract sets its own dates, but these are common Scottsdale timeframes. Cash purchases often close in 7 to 14 days. Financed purchases commonly close in 30 to 45 days.
Step A: offer accepted and open escrow (days 0–3)
Once you have a signed contract, your agent or the title company opens escrow. You deposit earnest money according to the contract, usually within 24 to 72 hours. The title company assigns an escrow officer and issues instructions so everyone knows what comes next.
Step B: title search and preliminary report (days 1–7)
The title company orders a title search and issues a preliminary title report, also called a title commitment. It lists liens, easements, and items that must be cleared before closing. You and the seller review it with your agents and the title officer. Any title defects must be resolved before you can close.
Step C: inspections and contingencies (days 3–14+)
You schedule your home inspection within the contract’s inspection period, which is commonly 5 to 10 calendar days. You may also order a termite or pest inspection. If issues arise, you can request repairs or credits, or you can cancel if the contract allows. Most repair negotiations happen during or immediately after this window.
Step D: loan, appraisal, and underwriting (days 7–30+)
Your lender reviews your documents and orders the appraisal. Appraisals in a steady market often take 7 to 14 days to schedule and complete, but demand can extend timing. Underwriting can take 21 to 45 days depending on your file and the appraisal. Federal rules require your lender to provide the Closing Disclosure at least 3 business days before consummation for most mortgage loans.
Step E: HOA package and seller deliverables (5–14 days)
If the home is in an HOA, the title company requests the resale package. Turnaround can range from several business days to 2 weeks, and delays here are common. The seller also provides required disclosures, any payoff information for existing mortgages, and association transfer details.
Step F: clear to close, walkthrough, and signing (around days 25–45)
Once underwriting is satisfied and title is clear, the lender issues clear to close. You complete a final walkthrough, usually within 24 hours of signing, to confirm condition. You sign loan and title documents at the title office or via an approved signing agent. Arizona supports signing agent appointments and some remote notarization where available. The settlement statement is finalized at this stage.
Step G: funding, recording, and keys (same day or 1–2 days)
Your lender wires funds to the title company. After funds are verified, the title company records the deed and mortgage with the Maricopa County Recorder. Once recorded, the title company disburses proceeds, pays off liens and commissions, and releases keys per the contract. Recording can be same day or the next business day based on when funds arrive and county processing.
What you will sign and review
You will not need to memorize document names, but knowing what to expect helps you prepare confidently.
- Purchase contract: the signed agreement that sets all deadlines.
- Earnest money receipt: confirmation that escrow holds your deposit.
- Preliminary title report: shows liens, easements, and exceptions.
- Loan package: promissory note and deed of trust if you are financing.
- Closing Disclosure: your lender’s final cost breakdown for most mortgages.
- Seller disclosures and HOA resale documents: property details, rules, balances, and fees.
- Settlement statement: your final accounting of credits, prorations, and costs.
- Deed: transfers ownership to you and is recorded with the county.
Bring a government-issued photo ID to signing. If you are financing, your lender will also require a homeowner’s insurance binder before funding.
How the money moves
- Earnest money: you deposit this with the title company after acceptance. It stays in escrow according to the contract.
- Buyer funds: down payment and closing costs are sent to the title company, often via wire transfer or cashier’s check per title instructions.
- Lender funds: your lender wires the balance to escrow once documents are signed and cleared.
- Disbursement: after recording, the title company pays off any seller mortgages, taxes, HOA fees, and commissions, then releases the seller’s net proceeds.
Buyer closing costs vary, but many buyers pay about 2 to 5 percent of the purchase price, including lender fees, title policies, prepaids, and appraisal. Who pays which title and escrow fees is contract-specific. In some Arizona transactions, the seller pays certain owner’s title policy items, but practices vary by deal.
Scottsdale and Maricopa nuances
Scottsdale has many HOA communities. Resale packages can take several business days to 2 weeks, and delays here can hold up closing. Build HOA time into your expectations early. Lenders sometimes require termite inspection clearance. Scheduling and any needed treatment can add days.
In strong markets, appraisers get busy. Appraisal backlogs can stretch the schedule even when your file is otherwise clean. Title issues, such as old liens or unreleased mortgages, can also slow progress. Early title review helps uncover and resolve these items sooner.
Funding and recording are timing-sensitive. If funds arrive late in the day, recording may move to the next business day, which can delay key release and proceeds. The Maricopa County Recorder is generally efficient, but high volume days can create short delays. Stay in close contact with your escrow officer for expected timing.
Tips to stay on track
- Start insurance shopping early and provide your binder to the lender promptly.
- Respond to lender document requests within 24 hours when possible.
- Order inspections immediately after acceptance and address repairs quickly.
- For HOA homes, request the resale package as soon as escrow opens.
- Confirm wire instructions by phone with your escrow officer before sending funds.
Wire fraud: protect your funds
Wire fraud is a real risk in real estate. Criminals spoof emails and send fake wire instructions. Protect yourself by using a known phone number to confirm wiring details directly with your escrow officer. Do not rely on email alone. Verify again on the day you plan to wire funds. Ask about secure portals or using a cashier’s check if you have concerns. Title and lender teams will not send last-minute changes by plain email.
Buyer checklist
- After acceptance: open escrow, deposit earnest money, share ID with your title officer, and start homeowner’s insurance.
- During escrow: schedule inspections, provide documents to your lender, and review the preliminary title report.
- Before signing: confirm clear to close, review your Closing Disclosure, arrange final funds, and schedule the walkthrough.
- Closing day: bring your ID, verify wires by phone, and be ready for recording updates from your escrow officer.
Seller checklist
- After acceptance: complete disclosures, authorize HOA resale package requests, and provide loan payoff information.
- During escrow: coordinate access for inspections and appraisals, complete agreed repairs, and review the title commitment.
- Before signing: confirm proceeds instructions with escrow and bring your ID to the signing.
- Closing day: be available for last-minute payoff confirmations and possession timing per the contract.
Final thoughts
A smooth Scottsdale closing comes from clear expectations, quick responses, and early coordination with your lender, title officer, and HOA. Your contract sets the dates, and your escrow officer keeps the moving parts connected, from appraisal and title clearance to recording and keys. With a concise plan and careful wire verification, you can reach the finish line with confidence.
If you want a steady hand on both the details and the strategy, connect with Laura Joyner for boutique, high-touch guidance tailored to your move. Request a Confidential Consultation to align timelines, prepare documents, and set your Scottsdale purchase up for a clean closing.
FAQs
Earnest money timing in Scottsdale escrow
- Most contracts require earnest money within 24 to 72 hours of acceptance, so follow your agreement’s exact deadline.
Escrow length for cash vs financed
- Cash deals often close in 7 to 14 days, while financed purchases commonly take 30 to 45 days depending on underwriting and appraisal.
Closing Disclosure delivery in Arizona
- Your lender must provide the Closing Disclosure at least 3 business days before consummation for most residential mortgage loans.
Key release in Maricopa County closings
- Keys are typically released at or after recording and funds verification, though your contract controls the exact possession timing.
Who pays title and escrow fees
- Fee splits are set by the contract, and practices vary; in some Arizona deals the seller pays certain owner’s title items, so confirm your agreement.
Common Scottsdale escrow delays
- HOA resale packages, appraisal backlogs, title defects, payoff processing, late-day funding, and heavy county recording volume are frequent causes.
What to bring to signing
- Bring a government-issued photo ID, confirm wire instructions by phone, and provide an insurance binder if you are financing.
