Buying in Chico and wondering how long it really takes to go from accepted offer to keys? You are not alone. The timeline can feel mysterious until you see the steps laid out clearly. In this guide, you’ll learn the typical 30–45 day escrow flow in Chico, what each contingency means, and the local factors that can speed up or slow down your close. Let’s dive in.
Chico escrow timeline at a glance
- Offer accepted and escrow opened; deposit earnest money.
- Contingencies run: inspections, appraisal, loan approval, HOA docs (if any), and title review.
- Negotiate repairs or credits based on inspection findings.
- Appraisal and underwriting move forward while you supply lender documents.
- Lender issues your Closing Disclosure at least 3 business days before closing.
- Final walk-through, funding, county recording, and keys.
Typical durations in Chico:
- Financed purchase: about 30–45 days.
- Cash purchase: roughly 7–21 days.
- FHA/VA loans: plan for 45–60 days in some cases.
Key contingencies and timing
Earnest money deposit
- Purpose: Show serious intent; funds are held in escrow.
- Amount: Often 1%–3% of the purchase price, negotiated in your contract.
- Timing: Commonly due within 2–3 business days after acceptance.
Home inspections
- Window: Typically 7–17 days in California contracts, negotiated up front.
- Scope: General home, roof, HVAC, sewer scope, pool, and other specialists as needed.
- Outcomes: Request repairs, seek credits, or cancel within your contingency period.
Termite/WDO inspection
- Common in California and often completed within the inspection window.
- If a lender requires repairs, plan time to address them.
Appraisal contingency
- Timing: Appraisals often come back in about 7–14 days from order.
- If low: You can renegotiate, bring extra funds, or cancel if your contract includes this protection.
Loan/financing contingency
- Window: Often 21–30 days, sometimes longer depending on lender or loan type.
- What to do: Respond quickly to underwriting requests. FHA/VA may add steps or repairs.
HOA document review (if applicable)
- Review period: Commonly 3–10 days, per contract language.
- Focus: Budget, rules, fees, special assessments, and pending projects.
Title review
- The title company issues a preliminary report early in escrow.
- You and your lender review liens, easements, and exceptions. Complex issues can require extra time.
Closing Disclosure and signing
- Timing: Your lender must deliver the Closing Disclosure at least 3 business days before closing.
- After you sign loan docs and the lender funds, the sale records with the county.
Local Chico factors to plan for
Wildfire risk and insurance
- Parts of Butte County face elevated wildfire exposure. Check risk maps and talk with insurance agents early.
- Get quotes as soon as you open escrow. Premiums and availability can vary by micro-location and home features.
Flood zones
- Some Chico areas are near creeks and riparian zones. Review flood status and whether your lender requires flood insurance.
Wells and septic (rural areas)
- Outside city limits, many properties use private wells and septic systems.
- Schedule well performance/water-quality tests and septic inspections early. The county’s Environmental Health department oversees permits and records.
California disclosures
- Expect a Transfer Disclosure Statement, Natural Hazard Disclosure, lead-based paint disclosure for pre-1978 homes, and any HOA or local assessment documents.
- Review as soon as they arrive to stay on schedule.
Property taxes and assessments
- Butte County property taxes follow Proposition 13 rules, with possible parcel taxes, Mello‑Roos, or other assessments.
- Ask early about current rates and whether the parcel has special assessments. Standard tax prorations occur at closing.
Permits and repair history
- Verify permits for additions or significant repairs with the City of Chico or Butte County building departments.
- Unpermitted work can impact lending, insurance, or timing.
Sample timelines
Conventional loan: 30–45 days
- Day 0: Offer accepted; open escrow; deposit earnest money.
- Days 1–3: Confirm pre-approval; schedule inspections.
- Days 3–10: Complete inspections; request repairs or credits.
- Days 3–14: Lender orders appraisal; appraiser visits home.
- Days 10–21: Underwriting review; title review continues.
- Days 21–31: Appraisal in; clear loan conditions.
- Days 31–35: Closing Disclosure delivered (minimum 3 business days before close).
- Days 31–45: Final walk-through; funding, recording, keys.
Cash purchase: 7–21 days
- Day 0: Offer accepted; open escrow.
- Days 1–7: Complete inspections and title review.
- Days 7–14: Resolve inspection items; sign closing docs.
- Keys released after recording.
FHA/VA loan: 45–60 days possible
- FHA/VA appraisals can require repairs or extra documents.
- Budget additional time to satisfy lender-specific conditions.
Buyer checklist
- Get a strong pre-approval and keep your documents ready.
- Have earnest money available for deposit right after acceptance.
- Book your inspector immediately; add specialists as needed.
- Review the preliminary title report as soon as it arrives.
- Secure homeowner and, if needed, flood or wildfire insurance quotes early.
- If in an HOA, read rules, fees, budgets, and minutes right away.
- Confirm permits for past work; ask the seller for documentation.
- Respond promptly to all lender and escrow requests.
What can slow down closing?
- Missing or late lender documents.
- Low appraisal or appraisal delays.
- Title problems that require clearing.
- Required repairs, especially for FHA/VA.
- Insurance hurdles in higher wildfire or flood areas.
- Unpermitted work discovered late.
Final steps to keys
After you complete contingencies and your lender clears conditions, you will review and sign your Closing Disclosure. You will sign final documents, the lender will fund, and the title company will record the deed with the county. Keys are typically released after recording, which can be the same day or the next business day depending on timing.
If you want a local partner to keep your Chico escrow on track from day one, reach out to the team that treats every detail like it matters. Start a conversation with the Connect Real Estate Group.
FAQs
How long from offer to keys in Chico?
- Most financed purchases close in 30–45 days, cash can be 7–21 days, and FHA/VA may take 45–60 days depending on repairs and underwriting.
What is a normal earnest money deposit in Chico?
- A typical range is 1%–3% of the purchase price, set by your contract and influenced by market conditions.
What happens during the inspection period in Chico?
- You hire inspectors, review reports, negotiate repairs or credits, or cancel within your contingency window if needed.
What if the appraisal comes in low in Chico?
- You can renegotiate price, bring extra funds, or cancel if your appraisal contingency allows.
When do you receive the Closing Disclosure for a mortgage?
- Your lender must deliver it at least 3 business days before closing under federal rules.
Do you get the keys the day you sign in Butte County?
- Keys are released after the deed records with the county; this can be the same day or the next business day.
What Chico-specific risks should buyers plan for?
- Wildfire exposure and insurance availability, possible flood zones, rural wells and septic systems, local disclosures, and any special tax assessments.
