Buying or selling in 85750 and wondering what really happens once your contract is accepted? You’re not alone. Escrow can feel opaque if you haven’t closed in Arizona before, and every day on the timeline matters. In this guide, you’ll learn how escrow works in Pima County, what each party does, when earnest money is at risk or refundable, and how to keep your closing on schedule. Let’s dive in.
Escrow in Arizona, defined
Escrow is a neutral third party that holds funds and documents, follows written instructions from both sides, and coordinates closing tasks until all conditions are met. In Arizona, a title or independent escrow company usually fills this role. The escrow holder manages title work, payoffs, prorations, and recording so ownership transfers correctly when everyone is ready.
You give escrow written instructions through your signed purchase contract and any addenda. Escrow disburses funds only when contract conditions are satisfied and both parties agree.
Roles in 85750 escrow
- Buyer: deposits earnest money, schedules inspections, completes the loan process, and signs closing documents.
- Seller: provides disclosures, allows inspections, delivers marketable title, supplies HOA documents if applicable, and signs deed and payoffs.
- Agents: negotiate terms and deadlines, submit documents to escrow, and coordinate signatures and contingency milestones.
- Escrow officer: opens the file, holds funds, orders the title search and commitment, prepares statements, and coordinates recording and disbursements.
- Lender: orders the appraisal, underwrites the loan, issues clear to close, and wires loan funds to escrow on closing day.
- Title company: performs the title search, issues the title commitment and policy, and helps clear title exceptions.
85750 escrow timeline
Timelines can shift based on your contract, loan type, HOA complexity, and how quickly everyone responds. Use these local benchmarks as a framework.
Day 0 to 3: Open escrow
- After offer acceptance, the parties choose the escrow/title company. Your contract may name it.
- The buyer delivers earnest money within the deadline set in the contract. Many Tucson deals open escrow within 1 to 3 business days to start title and any HOA orders.
Days 1 to 7: Initial tasks
- Escrow orders a title search and issues a title commitment that shows liens, exceptions, and requirements to insure.
- Escrow sets up the file, requests seller mortgage payoffs, and may request HOA estoppel and dues statements if there is an association.
- Buyers schedule inspections. Lenders begin the appraisal after loan application and initial documents are in.
Days 3 to 10: Inspection
- Many Arizona contracts use a 10‑day inspection period, but your signed contract controls.
- You complete inspections, review disclosures, and decide whether to proceed or request repairs or credits. The seller can accept, counter, or decline within the response timelines.
- If you cancel within your contractual rights during this period, the earnest money is usually returned per the contract instructions.
Days 7 to 30: Financing
- The lender completes the appraisal and underwriting. Financed purchases commonly close in 30 to 45 days. Cash deals can close in 7 to 14 days if title is clear and documents are ready.
- Plan extra time if your loan needs additional documentation, such as relocation income verification.
Days 7 to 30: Title and HOA
- Escrow clears title items and obtains any HOA estoppels and transfer packets. Many associations take 7 to 14 days, sometimes longer.
- In 85750, some properties are in HOAs and others are not. Ordering HOA documents right after opening escrow helps prevent delays.
Days 21 to 60: Closing day
- Buyers complete a final walk‑through within 24 to 48 hours of closing to confirm condition and agreed repairs.
- When underwriting conditions are satisfied, your lender issues clear to close. Most borrowers must receive the Closing Disclosure at least 3 business days before consummation.
- On closing day, escrow receives lender funds, prepares final documents, and coordinates signatures. The deed is recorded with the Pima County Recorder. Many transactions record the same day or next day when documents are straightforward.
After recording
- Once recorded, the transfer is official. Escrow disburses funds to the seller and any lienholders, issues final statements, and moves the title policy to issuance.
- Buyers receive the recorded deed and title policy or a notice when the policy is ready.
Earnest money guide
Deposit and custody
- Earnest money is delivered to the named escrow holder and kept in a trust account while contingencies run.
- The amount and deadline are set in your purchase contract. Deliver funds promptly and get a receipt.
Refunds and disputes
- Refundable: If you cancel within a protected period in the contract, such as the inspection period, escrow follows the contract instructions to return funds.
- Possibly forfeited: If a buyer defaults after contingencies are satisfied and there is no right to cancel, the seller may have remedies, including a claim to the earnest money if provided in the contract.
- If the parties disagree about who gets the earnest money, escrow usually holds funds until mutual written instructions or a court order directs disbursement. Always rely on your signed contract and escrow instructions.
Practical tips
- Confirm the deposit deadline in your contract and calendar it.
- Buyers: wire only to verified instructions provided directly by escrow and request a receipt.
- Sellers: confirm escrow received the deposit and that payoff and HOA requests are underway.
85750 local factors
HOA documents
- If an HOA applies, escrow or the seller will order an estoppel or transfer packet that lists dues, assessments, and rules. Many associations take 7 to 14 or more days to respond, which can drive extensions if ordered late.
- On tight timelines, consider properties without complex associations or ensure HOA orders happen immediately after acceptance.
Recording and taxes
- The Pima County Recorder handles deed recording. Electronic recording often allows same‑day or next‑day turnaround for uncomplicated files, subject to county workload.
- Property taxes are tracked by county offices and are typically prorated at closing according to the contract and county records. Escrow will verify tax status and any special assessments.
Remote signings
- Many Arizona title companies and lenders support remote notarization, e‑signing, or mobile closings. Availability varies by lender and document type, so coordinate early if you are out of state.
Buyer and seller checklists
Right after acceptance
- Confirm the escrow company name and contact info in the contract.
- Buyer: deliver earnest money on time and schedule inspections early.
- Seller: provide payoff details and authorize HOA orders if needed.
During escrow
- Respond quickly to all document requests from escrow, your lender, and your agent.
- Track inspection deadlines, repair negotiations, and appraisal timing.
- Review your estimate and, for financed buyers, the Closing Disclosure as soon as it arrives.
Before closing
- Buyer: complete your final walk‑through, confirm closing funds and wire instructions with escrow, and plan your signing logistics and ID.
- Seller: prepare keys, remotes, and possession details, and confirm utility and meter guidance per your contract.
On closing day
- Be ready to sign promptly when escrow schedules you. After recording, confirm you receive final statements and understand when your title policy will issue.
Move forward with confidence
A smooth escrow in 85750 comes down to clear contracts, fast responses, and early ordering of title and HOA items. With organized steps and a local team guiding you, you can close on time and with confidence.
If you want calm, concierge‑level coordination from contract to recording, connect with Thalia Kyriakis for a confidential consultation.
FAQs
How long does escrow take in 85750?
- Financed purchases often take 30 to 45 days to close, while straightforward cash deals can close in 7 to 14 days, depending on title, HOA, and lender timelines.
When is earnest money due in Arizona purchases?
- Your contract sets the deadline, commonly within a few business days after acceptance, so confirm the exact date in your signed agreement.
What happens during the Arizona inspection period?
- You complete inspections, review disclosures, and decide whether to proceed or negotiate repairs; canceling within contract rights typically returns your earnest money.
Who chooses the escrow or title company in Tucson?
- It is negotiated between buyer and seller; the contract may name the company, and many agents have trusted local providers.
What are common causes of closing delays in Pima County?
- Appraisal and underwriting conditions, slow HOA estoppel turnaround, unresolved title issues, missing documents, and scheduling conflicts for signatures are frequent causes.
