Congratulations — you accepted an offer. Now the clock starts. Most escrows in Santa Clara County close in 21–30 days. Here is the week-by-week picture I give my sellers so nothing surprises you.

Days 1–3: Escrow opens

• The buyer wires the earnest money deposit (usually 3%) to the escrow company.
• Escrow sends you opening paperwork and a seller information sheet. Fill it out quickly — it is needed for the payoff of your existing loan.
• If you have not already provided disclosures (most of my listings include them up front), they go out now.

Days 3–10: Buyer's due diligence

• Inspections happen, if the buyer kept an inspection contingency. Make the home easy to access and leave during inspections.
• The appraisal is ordered by the buyer's lender. I meet the appraiser with recent comparable sales and a list of upgrades — this matters.
• Wobble point #1: inspection findings. We respond with facts and, if needed, a modest credit rather than a price cut.

Days 10–17: Loan approval

• The lender's underwriter reviews everything. The buyer removes the appraisal and loan contingencies once approved.
• Wobble point #2: a low appraisal. This is why I push for appraisal-gap language when we pick the offer.
• You start packing, schedule movers, and arrange utility transfers for closing day.

Days 17–21: Closing

• Buyer's final walk-through (usually 2–3 days before close). The home should be in the same condition as when they offered, with agreed repairs done and personal property removed.
• You sign your closing documents with a notary (often at escrow's office or at your home). Bring ID.
• Lender funds, the county records the deed — usually the next business day — and escrow wires your proceeds. You hand over keys when recording is confirmed.
• Wobble point #3: funding delays. A good lender and a good escrow officer prevent most of them; I follow up daily that last week.

Seller checklist

1. Keep paying your mortgage until close; overpayments are refunded.
2. Do not cancel insurance until recording is confirmed.
3. Leave manuals, remotes, keys and garage openers on the kitchen counter.
4. Take photos of the empty home on your last day.

Selling soon and want someone who manages all of this for you? Start with a free valuation or contact me.

---

Tóm tắt tiếng Việt

Sau khi chấp nhận offer, escrow ở Santa Clara County thường kéo dài 21–30 ngày:

• Ngày 1–3: người mua chuyển tiền cọc (thường 3%), mình điền giấy tờ cho escrow.
• Ngày 3–10: inspection và appraisal. Ken gặp appraiser với danh sách nâng cấp và giá bán gần đây.
• Ngày 10–17: ngân hàng duyệt loan, người mua bỏ contingency. Mình bắt đầu đóng đồ.
• Ngày 17–21: người mua đi xem nhà lần cuối, mình ký giấy tờ với notary, county ghi sổ, escrow chuyển tiền cho mình, giao chìa khóa.

Ba chỗ hay trục trặc: kết quả inspection, appraisal thấp, và lender chậm funding — Ken theo dõi mỗi ngày tuần cuối. Nhớ: vẫn trả tiền nhà và giữ bảo hiểm tới khi ghi sổ xong. Liên lạc Ken.