Buying in Mesa and not sure how long escrow really takes? You are not alone. When you understand the steps from offer to keys, you can plan your move, protect your money, and avoid last‑minute surprises. In this guide, you will see the typical timeline, who does what, and how to keep your closing on track in Mesa and greater Maricopa County. Let’s dive in.

What escrow means in Mesa

Escrow is a neutral process where a title and escrow company holds funds and documents until everyone meets the contract terms. They open the file, hold your earnest money, prepare closing paperwork, and record your deed with Maricopa County. In many Arizona deals, one company handles both escrow and title services.

Typical timeline at a glance

Most financed home purchases in Arizona close in about 30 to 45 days. Cash deals can close faster, often 7 to 14 days, if there are no title or HOA delays. Your signed contract and lender requirements control the exact deadlines.

Key phases many Mesa buyers experience:

• Offer accepted and escrow opened; deposit earnest money in the first few days.
• Schedule inspections during the first 5 to 10 days, then request repairs if needed.
• Lender orders appraisal and processes your loan over the next 1 to 3 weeks.
• Receive your Closing Disclosure at least three business days before closing.
• Sign, fund, record with Maricopa County, then receive keys after recording.

Step-by-step timeline

Day 0–3: Open escrow and deposit

Your offer is accepted and escrow is opened. You deliver your earnest money per your contract, usually within a few business days. The title company issues a preliminary title report and begins clearing any title items.

Day 1–10: Inspections and objections

You schedule a general home inspection promptly, with specialty inspections as needed. Common add-ons in Mesa include termite, roof, HVAC, pool and spa, and sewer scope. Submit any written objections or repair requests within your contract’s inspection window.

Day 7–21: Appraisal and underwriting

Your lender orders the appraisal and verifies your documents. Appraisal scheduling and delivery typically take 7 to 14 days after ordering. Underwriting reviews conditions and works toward clear to close, which can add several days.

Day 14–28: Repair resolutions and contingencies

You and the seller negotiate inspection remedies within the contract timelines. Title items, HOA document review, and any seller disclosures are resolved. Major repairs or title fixes can push deadlines if not handled early.

1–3 days before closing: Closing Disclosure

For most loans, you must receive the Closing Disclosure at least three business days before consummation. Review it carefully for final cash to close, prorations, and fees. Ask for clarification early to avoid delays.

Closing day: Sign, fund, record, keys

You sign loan and closing documents at the escrow office or remotely. Funds are wired to escrow per instructions and deadlines. After funding, escrow records your deed with the Maricopa County Recorder, then disburses funds and releases keys, often the same day as recording.

Who does what in escrow

• Escrow and title: Open escrow, hold earnest money, issue the title commitment, prepare settlement statements, and record and disburse after funding.
• Your lender: Order appraisal, process and underwrite your loan, and send loan funds at closing.
• Your agents: Coordinate timelines, inspections, and negotiations and manage addenda.
• The seller: Provide required disclosures and deliver the property as agreed.

Common documents you will see include the preliminary title report, inspection reports, appraisal, seller disclosures, HOA documents if applicable, the Closing Disclosure, deed of trust, note, and final settlement statement.

Mesa and Maricopa specifics

• Contracts and deadlines: Many Mesa deals use Arizona Association of REALTORS forms. These set clear delivery deadlines for earnest money, inspections, loan milestones, and possession. Your signed contract governs each date.
• Title insurance customs: In many Arizona markets, sellers often pay for the owner’s title policy while buyers pay for the lender’s policy. Customs can vary by neighborhood or builder, so confirm in your contract.
• Maricopa County recording: Escrow prepares and records your deed and loan documents with the county. Recording usually happens the same day or the next business day after funding if documents are correct.
• Taxes and prorations: Escrow prorates property taxes and periodic charges to the date of transfer using the most recent available tax data or estimates.
• HOA communities: Many Mesa homes are in HOAs. The resale package and governing documents can take several days to arrive and must be reviewed. Delays in delivery or HOA issues can extend escrow.
• Termite and other inspections: Termite inspections are common. If treatment is needed, allow time for remediation and clearance.
• Hazard and insurance checks: Flood zone, wildfire, or other hazard reviews can add steps for lenders and insurers.
• Wire safety: Wire fraud is a known risk. Title companies will not change wiring instructions by email. Always confirm wire instructions by calling a verified phone number for escrow before sending funds.

Common delays and how to avoid them

• Title defects: Unknown liens or vesting issues can take days to clear. Ask the escrow officer early about any title requirements.
• HOA documents: Request the resale package promptly and review for fees, rules, and any pending assessments.
• Appraisal value or timing: Order promptly and keep your lender updated with access details. If value comes in low, be ready to discuss options.
• Repairs and possession: Align contractor schedules and possession terms early. Major repairs may push closing if not completed on time.
• Lender conditions: Respond quickly to document requests and keep assets and employment stable to avoid re-approvals.
• Wire hiccups: Confirm instructions by phone and send wires ahead of funding cutoffs.

Funding, signing, and keys

• Final funds: Your cash to close includes down payment, closing costs, and prorations. Escrow provides exact wiring instructions and deadlines.
• Final walk-through: Plan a walk-through within 24 hours of closing to confirm condition and agreed repairs.
• Signing vs. recording: Signing happens before funding. After the lender funds, escrow records with Maricopa County. Keys are released after recording and funding.

Buyer checklist and key questions

• Confirm earnest money amount, due date, and delivery method with escrow.
• Ask title who issues the title commitment and who pays for each title policy in your deal.
• Ask your lender for the appraisal timeline, likely conditions, and target clear-to-close date.
• Confirm your inspection deadline and which specialty inspections are recommended.
• Request HOA documents early and confirm delivery timing.
• Verify wiring instructions by calling a known escrow number before sending funds.
• Request your Closing Disclosure as early as allowed and confirm final cash to close.
• Schedule your final walk-through and align on keys and possession.

Cash-buyer timeline

Cash closings can move in 7 to 14 days if title and HOA items are straightforward. You still open escrow, deliver earnest money, complete inspections, and review title and HOA documents. Without a loan, you skip appraisal and underwriting, which removes a major source of delay. Recording and keys still occur after funds are confirmed and documents record with the county.

Ready to move forward in Mesa?

You deserve a smooth, predictable path from offer to keys. If you want a clear plan, strong negotiation on repairs and timelines, and steady coordination with escrow and your lender, we are here to help. Reach out to The Guerrero Group to map your Mesa escrow from day one to recording with confidence.

FAQs

How long is escrow for Mesa homebuyers?

• Most financed purchases close in about 30 to 45 days, while cash deals often close in 7 to 14 days if title and HOA steps are straightforward.

When do Mesa buyers get their keys?

• You receive keys after the deed records with the Maricopa County Recorder and funds are disbursed, often the same day recording occurs.

Who pays for title insurance in Mesa closings?

• Customs vary, but many Arizona deals have the seller pay for the owner’s policy and the buyer pay for the lender’s policy; your contract controls.

What is the inspection period in Arizona contracts?

• Many transactions allow the first 5 to 10 days for inspections and objections, but your specific inspection window comes from the signed contract.

Can we close early if repairs are not finished?

• It depends on your contract and lender; major repairs often must be resolved before closing or you need a negotiated remedy or holdback.

Do HOAs delay escrow in Mesa?

• They can if the resale package is slow or if violations or special assessments appear; request documents early and review them promptly.

What is the three-day Closing Disclosure rule?

• For most loans, you must receive the Closing Disclosure at least three business days before consummation; certain last-minute changes can restart the clock.