Buying or selling a home on Orcas Island feels different the moment you factor in ferries, couriers, and county office hours. If you are planning to close in Eastsound, you want a clear roadmap that fits Washington rules and island logistics. In this guide, you will learn who does what, how the timeline really works, and how to avoid common snags, including wire-fraud risks and recording delays. Let’s dive in.
Escrow roles and rules in Washington
Escrow holds earnest money, prepares and coordinates closing documents, orders title work and title insurance, and disburses funds when the sale closes. The lender, if you have one, sets loan conditions and prepares loan documents, including the Closing Disclosure. In Washington, the county Auditor records deeds and liens to make the transfer official.
For most purchase mortgages, your lender must deliver the Closing Disclosure at least 3 business days before closing, a federal timing rule known as TRID. You and the seller will sign required documents and provide funds and valid ID. A notary will verify identities and notarize any documents that require it; mobile notaries are common for remote or out-of-area signers.
Typical closing timelines on Orcas
- Financed purchase: usually 30 to 45 days from contract to closing.
- Cash purchase: commonly 7 to 14 days when funds and documents are ready.
- Island logistics can add 1 to 3 business days, especially during peak summer or bad weather.
Your inspection, appraisal, and underwriting periods set the pace. On Orcas, add cushion for notary scheduling, ferry or flight timing, courier transit, and county recording.
Step-by-step escrow and closing
1) Open escrow after acceptance
Once your offer is accepted, escrow is opened and title work starts. You receive instructions for your earnest money deposit, and the title commitment is ordered.
2) Deposit earnest money
You deposit earnest money by the method allowed in your contract and escrow’s rules, such as a bank wire or cashier’s check. Escrow holds these funds in a trust account and documents all deposits.
3) Complete due diligence
Within your contingency windows, you complete inspections and, for financed purchases, your lender orders an appraisal. Underwriting follows the appraisal and your document submission.
4) Clear title and prepare payoffs
Escrow reviews the title search, works to clear exceptions when needed, and gathers payoff figures for any seller liens or mortgages. They also prepare prorations for taxes, utilities, and any HOA dues.
5) Receive your Closing Disclosure and final figures
For financed deals, your lender must issue the Closing Disclosure 3 business days before closing. Escrow then provides your final settlement statement and clear instructions on how to deliver closing funds.
6) Sign and fund
You and the seller sign closing documents. If you have a loan, the lender wires funds to escrow after all conditions are met. Escrow confirms cleared funds before moving forward.
7) Record and transfer keys
Escrow submits the deed and required documents to the San Juan County Auditor/Recorder for recording. When recording is confirmed, escrow disburses funds and, if the contract specifies, keys are released. Some escrows wait to release keys until both funds are cleared and recording is verified.
Earnest money and closing funds
Earnest money amounts are set by your contract and local norms. Escrow will specify acceptable forms, commonly a wire or cashier’s check. Near closing, buyers provide the balance of funds (down payment plus closing costs), while sellers provide any information needed for payoffs and documents like affidavits.
Ask escrow exactly how to deliver your funds and when they must arrive. Timing matters on the island because wires and verification cutoffs may affect the same-day recording window.
Wire security: protect your funds
Wire fraud targeting real estate closings is a known risk. Take these steps:
- Always verify wiring instructions by calling your escrow/title company using a phone number you independently confirm from a trusted source.
- Request your escrow company’s written wire protocol and follow it. Many use secure portals, coded callbacks, or in-person verification.
- Confirm account and routing details through a secure method, and keep a copy of your wire receipt with exact timing.
- If something looks off, stop and call escrow right away. If a wire is misdirected, immediate action is critical.
Island logistics to plan for
Notaries and signing windows
Eastsound has fewer notaries than mainland cities. Mobile notaries and signing agents are common, but they book up quickly. Some documents can be signed electronically, yet notarized real property documents often require in-person notarization or an approved remote option. Confirm what is allowed for your specific closing with escrow.
Ferries, flights, and weather
Ferry reservations, seasonal demand, and weather can shift plans. If you intend to sign in person on Orcas, build in buffer time around ferry or flight schedules.
Couriers and recording
Escrow coordinates couriers for original documents and recording packages between Orcas, Friday Harbor, and the mainland. This adds time. Whether electronic recording is available should be confirmed with your escrow company or the county Auditor’s office. Expect that recording and returning originals can take extra days in rural and island settings.
Possession and keys
On Orcas, many escrows release keys only after both funding and recording are confirmed. Clarify your possession terms in the contract and confirm the handoff plan with your agent and escrow.
Out-of-area buyer checklist
- Confirm your escrow/title contact and their wiring verification process.
- Lock in your lender’s timeline and confirm Closing Disclosure delivery at least 3 business days before closing for financed deals.
- Schedule a mobile notary early or plan your in-person signing with extra time around ferry or flight options.
- Obtain your home insurance binder before closing if required by your lender.
- Verify the exact funds to close and acceptable delivery method; prepare to send a verified wire or cashier’s check per escrow instructions.
- Have a valid government-issued photo ID ready for notarization.
- Confirm who releases keys and whether possession depends on funding or recording.
- Ask escrow about real estate excise tax and any local fees. Escrow typically collects these at closing; confirm who pays which items per your contract.
- If title issues arise, such as easements or septic permitting questions, allow extra time to resolve them.
Local resources to verify details
- San Juan County Auditor/Recorder for recording requirements and schedules.
- Washington State Department of Financial Institutions for escrow/title licensing and consumer guidance.
- Consumer Financial Protection Bureau for federal Closing Disclosure timing and borrower protections.
- FBI advisories for current wire-fraud prevention guidance.
- Washington REALTORS for common local contract practices and timelines.
- Your chosen escrow/title company for wiring protocols, notary options, courier plans, and recording procedures specific to San Juan County.
Closing on Orcas Island goes smoothly when you match Washington’s rules with island-aware planning. Start early with escrow and your lender, protect your funds with strict verification, and leave cushion for ferries, couriers, and county schedules. With the right team and a realistic timeline, you can step into your Orcas home with confidence.
If you are planning a purchase or sale in Eastsound or anywhere on Orcas, our local team is ready to help you plan each step and coordinate island logistics. Reach out to Windermere Real Estate Orcas Island, Inc. for island-smart guidance and a clear path to closing.
FAQs
How long does closing take on Orcas Island?
- Financed purchases usually take 30 to 45 days, and cash deals often take 7 to 14 days; add 1 to 3 business days for island logistics like notaries, ferries, and courier timing.
What is the Closing Disclosure timing for loans?
- For most purchase mortgages, lenders must deliver the Closing Disclosure at least 3 business days before closing under federal TRID rules.
Can I sign everything remotely for an Eastsound closing?
- Some documents can be signed electronically, but notarized deeds usually require in-person or approved remote notarization; verify what is accepted for your transaction with escrow.
When do I get the keys to my Orcas home?
- Many escrows release keys after funds clear and the deed is recorded; confirm your possession terms in the contract and your escrow’s policy.
Will San Juan County record my deed the same day I sign?
- Recording depends on funding, county office hours, and whether electronic or courier delivery is used; plan for 1 to 5 business days, and allow extra time on the island.
How can I prevent wire fraud during closing?
- Never rely on emailed wiring instructions alone; call your escrow company using a trusted phone number, use secure portals, confirm details in writing, and act immediately if something seems wrong.
