What happens after your offer is accepted? If you are buying in East Tucson’s 85748, the next few weeks move quickly. You will juggle inspections, lender steps, title work, and a final signing before you get the keys. This guide walks you through the Arizona escrow timeline so you can stay on track and reduce stress.
You will learn who does what, what to expect week by week, and how local Tucson details can affect timing. You will also get simple checklists and example calendars you can follow. Let’s dive in.
Escrow basics in Arizona
Escrow is a neutral third party that holds money and documents from the time both parties sign the contract until the deed records and funds are disbursed. In Arizona, title companies often act as the escrow agent. They handle earnest money, coordinate the title search and title insurance, prepare settlement figures, and schedule recording.
Most Arizona home sales close in about 30 days. Many finish within 21 to 45 days, depending on financing type, repairs, and how fast everyone responds. Shorter or longer escrows are possible if both parties agree.
Tucson timeline at a glance
Here is a typical 30-day flow for a financed purchase in 85748:
- Day 0: Contract accepted. Escrow opens.
- Days 1–3: Earnest money due to escrow. Inspections scheduled.
- Days 4–10: Inspections completed. Repair requests delivered.
- Days 7–21: Appraisal ordered and completed. Underwriting continues. Title commitment issued.
- Days 19–25: Underwriter clears conditions. You receive the Closing Disclosure at least 3 business days before closing.
- Days 27–30: Signing, funding, recording at Pima County, then keys.
Every contract sets its own deadlines. Your exact dates will follow what you and the seller agreed to in writing.
Week-by-week steps
Day 0: Open escrow
- The purchase contract is fully signed. Escrow opens the file.
- You receive escrow instructions and an earnest money deadline.
- Your agent, the lender, and escrow share contact details and next steps.
Days 1–3: Earnest money and setup
- You deposit earnest money per the contract, usually within 1 to 3 business days. Escrow confirms receipt.
- The seller provides disclosures. If the home was built before 1978, a lead-based paint disclosure is provided.
- Your lender locks in the process and orders the appraisal.
Days 1–7: Inspections in East Tucson
- Complete the general home inspection and any specialty inspections you need. In 85748, buyers often check roof, HVAC and cooling performance, irrigation or sprinklers, stucco and roof flashings, pools, and termite or wood-destroying organisms.
- If the property is in an HOA, request the resale packet early. You will review CC&Rs, financials, and the status letter when they arrive.
- Your agent delivers any repair requests or your decision to proceed according to the inspection contingency.
Days 7–14: Repair talks and title review
- The seller responds to your repair requests. You may agree on repairs, credits, or proceed as is.
- The title company issues the title commitment. Review any exceptions and requirements to clear liens or judgments.
- If repairs are needed, set timelines and access for licensed contractors.
Days 7–21: Appraisal and underwriting
- The lender’s appraisal is completed, usually within 7 to 14 days from order.
- Underwriting continues. You provide any requested documents quickly. Fast responses help you avoid delays.
- Escrow collects payoff figures for the seller’s liens and prepares preliminary closing figures.
Days 21–30: Clear to close and signing
- The underwriter clears final conditions and issues a clear to close.
- You receive your Closing Disclosure at least 3 business days before closing as required by federal rules. Review the figures and ask questions right away.
- Escrow schedules your signing. Signing is often the day before or on closing day. Plan time for ID checks and notary steps.
Funding, recording, keys
- Your lender wires funds to escrow on closing day. You also send any required cash to close by verified wire or certified funds.
- Escrow confirms the deed is recorded with the Pima County Recorder. Recording can occur the same day or the next business day depending on recorder volume.
- After confirmation of recording, you receive keys according to your contract’s possession terms.
Who does what
- Buyer: deposits earnest money, completes inspections, provides lender documents, brings closing funds.
- Buyer’s agent: manages timelines, helps with negotiations, coordinates with escrow and title.
- Seller: completes disclosures, responds to repairs, signs closing paperwork.
- Escrow officer: holds funds, issues the title commitment, prepares settlement statements, coordinates signing and recording.
- Lender and underwriter: process the loan, order the appraisal, issue final approval and funding.
- Inspectors and contractors: provide reports and complete repairs when agreed.
- HOA management: issues the resale packet if the home is in an association.
Local factors in 85748
Inspections that matter most
Older sections of East Tucson may show roof, plumbing, electrical, or HVAC items on inspection. Many buyers also order termite or wood-destroying organism reports, pool inspections, and evaluations of irrigation systems and drainage. Plan inspection appointments as soon as escrow opens because local pros can book out during busy seasons.
Title and recording in Pima County
The title search focuses on Pima County records for liens, easements, or judgments. Escrow requests payoffs for any liens. The Pima County Recorder handles the deed and related documents. Recording time can be same day or take several business days if there is a backlog or if final acceptance waits on funding.
HOA packets and review windows
If the property is in an HOA, you will receive the resale package with CC&Rs and financials. Delivery commonly takes about 7 to 10 days after request, but timing varies. Review the documents within your contract window and notify your agent quickly if you have concerns.
Taxes, fees, and utilities
Property taxes are prorated at closing. Arizona does not have a statewide real estate transfer tax. You will pay recording fees and title insurance premiums as negotiated. Plan utility transfers for water, sewer, trash, and electric. Ask for recent utility bills to help with planning.
What can change the timeline
Loan underwriting delays
If underwriting conditions are not cleared in time, the parties can agree to extend escrow, adjust terms, or cancel per the contract. Keep communication open and provide documents fast to avoid stalls.
Appraisal below price
If the appraised value is lower than the contract price, you and the seller can renegotiate the price, you can bring extra cash, or you can cancel if your appraisal contingency applies and the seller will not adjust. Appraisal delays can also push closing, so order early.
Title issues to cure
Title commitments can show liens, judgments, or other exceptions. Clearing these items may take days or weeks. Escrow will work on payoffs and releases and will advise on timing impacts.
Wire fraud safeguards
Wire fraud attempts are common near closing. Only use wiring instructions sent by escrow and verify them by calling the escrow office at a trusted phone number. Do not call numbers in a new email or click unknown links. Confirm the account name and a small test detail with the escrow team before sending large funds.
Buyer checklist
- Schedule all inspections immediately after opening escrow.
- Review seller disclosures and the title commitment as soon as you receive them.
- Respond quickly to lender document requests.
- Verify wiring instructions by phone with escrow before sending any funds.
- Request HOA documents early and review within deadlines.
- Ask your agent for copies of recent utility bills and any known permits for major work.
Sample calendars you can follow
30-day conventional loan
- Day 0: Contract accepted. Escrow opens.
- Days 1–3: Deposit earnest money. Order inspections. Submit full loan application.
- Days 4–10: Complete inspections. Deliver repair requests or acceptance. Appraisal ordered.
- Days 10–18: Appraisal report received. Underwriting collects any final documents.
- Days 19–25: Clear to close issued. Closing Disclosure delivered no later than Day 27.
- Days 27–30: Signing, funding, recording, and keys.
45-day VA or FHA with repairs
- Day 0: Contract accepted. Escrow opens.
- Days 1–5: Earnest money deposited. Inspections completed.
- Days 6–14: Repair negotiations. Seller agrees to repairs or credit.
- Days 10–25: Appraisal ordered. Any required repairs identified and completed or escrowed.
- Days 25–40: Underwriting and repair verification. Final approval.
- Days 41–45: Closing Disclosure, signing, funding, and recording.
Costs and who pays what
Allocation of closing costs and title insurance is negotiated in the contract. Local practice influences who pays which fees. In Arizona, the buyer often pays for owner’s title insurance, and the lender’s policy is paid by the buyer as well. Your contract controls the final allocation, so review it with your agent.
Closing day and keys
On closing day you will sign, the lender will fund, and escrow will confirm recording with Pima County. Once the deed records, possession follows the contract terms. Many Tucson closings deliver keys the same day as recording, but check your agreement for exact timing.
Work with a local guide
Escrow moves fast when everyone is aligned. With decades of experience in East Tucson, a local pro can anticipate hot-button items in 85748, keep timelines on track, and protect you from wire fraud pitfalls. If you want a smooth, informed path from offer to keys, connect with Rebecca Maher for trusted guidance and attentive representation.
FAQs
When does escrow start in an Arizona home purchase?
- Escrow usually opens the day both parties sign the purchase contract and the escrow company receives the file and instructions.
When is earnest money due for a Tucson 85748 purchase?
- The contract sets the deadline, commonly within 1 to 3 business days of acceptance, with escrow holding the funds until closing or cancellation per the contract.
How long is the inspection period in Arizona?
- Many contracts set a 5 to 10 day inspection period, but the exact timeline is negotiable and must be followed to preserve your rights.
What happens if the appraisal is low in Arizona?
- You can renegotiate price, bring extra cash, or cancel if your appraisal contingency applies and the seller will not adjust.
How soon before closing will I sign in Pima County?
- Signing usually happens near the closing date after your lender issues clear to close and escrow has final figures, and it can take several hours.
How do recording and keys work in Pima County closings?
- After funds arrive, escrow submits documents for recording. Once the deed records, escrow confirms, then keys are released per the contract.
Who pays title insurance and closing costs in Arizona?
- Costs are negotiated in the contract and shaped by local custom. In many cases the buyer pays for the owner’s policy and the lender’s policy, but practices vary.
How do I safely wire funds for my Tucson closing?
- Only use wiring instructions from escrow and verify them by calling the escrow office at a trusted number. Never rely on emailed changes or links without confirming by phone.
