Buying a home in Hailey or the Mid Valley can feel like stepping into a process filled with new terms and tight timelines. If escrow sounds mysterious, you are not alone. With the right roadmap, you can move from offer to recording with confidence and fewer surprises. This guide walks you through each step, Idaho specifics, Blaine County logistics, funds to prepare, and how to avoid wire fraud so you can close smoothly. Let’s dive in.
Escrow basics in Mid Valley
Escrow is the neutral process that holds funds and coordinates the contract, title work, lender requirements, and recording. A title or escrow company follows the written instructions in your purchase agreement and keeps everyone on schedule. In Idaho, title insurance is regulated at the state level, and deeds are recorded with the Blaine County Recorder.
Idaho does not have a state real estate transfer tax. You will still see local recording fees and property tax prorations at closing based on the contract. Your title company will prepare the settlement statements and handle recording once funds and signatures are complete.
Who does what in your closing
Buyer
You deliver earnest money to the escrow company, schedule inspections within the contract window, and provide lender documents as requested. If you are financing, you review the Closing Disclosure and bring final funds to close. You also arrange homeowners insurance and attend a final walkthrough before signing.
Seller
The seller supplies payoff information for existing loans, responds to title requirements, and addresses agreed repairs or credits. They sign the deed and closing documents and coordinate move-out timing per the contract.
Lender
If you finance, your lender orders the appraisal, underwrites your loan, and issues final approval. Federal rules require the lender to deliver your Closing Disclosure at least 3 business days before closing for most mortgages. The lender wires funds to the title company after you sign and conditions are met.
Title and escrow company
The title company opens escrow, holds earnest money, orders the title search, and issues a title commitment showing any exceptions or items to clear. They prepare closing figures, coordinate signing, receive wired funds, record documents, and disburse money according to the contract.
County offices
The Blaine County Recorder records the deed and, if applicable, the mortgage, which makes your ownership official. The county assessor handles property tax assessment and billing; taxes are prorated at closing per the contract.
Step-by-step: Hailey escrow timeline
1) Offer accepted and opening escrow
Once your offer is accepted, your agent sends the signed agreement to the selected title company to open escrow. You deliver earnest money within the timeframe in your contract, often within 1 to 3 business days. The title company issues a receipt and places funds in an insured trust account.
2) Title search and commitment
The title company searches Blaine County records for liens, easements, judgments, and covenants. You receive a title commitment that lists exceptions and requirements to clear any issues. Most standard title reviews finish within a few business days, but clearing certain items can take longer.
3) Inspections and contingencies
You schedule inspections according to the contingency period in your contract. Common windows range from 7 to 17 days in many markets, though local timing can vary. If there is an HOA, escrow will request estoppel letters and resale documents, which can take days to several weeks.
4) Appraisal and underwriting
If you are financing, the lender orders the appraisal and underwrites your file. Any conditions must be satisfied to issue final approval. Under federal TRID rules, your lender must provide the Closing Disclosure at least 3 business days before closing on most purchase loans, and some changes can reset that clock.
5) Clear to close and signing
After final approval, the lender authorizes funding. You complete a final walkthrough to confirm property condition and agreed repairs. You and the seller sign closing documents in person, by mail-away, or through a remote option if available; confirm what your title company and lender will accept.
6) Funding, recording, and keys
The lender wires funds to the title company once all signed documents are received and conditions are met. The title company records the deed and mortgage with the Blaine County Recorder. After recording, escrow disburses funds, issues title policies, and you receive confirmation and keys per the contract.
Typical timing in Hailey
- Financed purchases: commonly 30 to 45 days, depending on underwriting and appraisal timelines.
- Cash purchases: often 15 to 21 days, sometimes faster if title is clear and all documents are ready.
- Appraisal: typically 7 to 14 business days, with possible delays in peak seasons.
- Closing Disclosure: must be received at least 3 business days before closing for most loans.
Funds, documents, and safe wiring
What you will provide
- Government ID for signing and notarization.
- Homeowners insurance binder; lenders usually require this before closing.
- Final closing funds via accepted form.
- Any lender documents requested during underwriting.
How to bring funds
- Wire transfer of good funds is the most common for larger amounts.
- Cashier’s checks may be accepted but can require extra verification.
- Personal checks are rarely accepted for final funds.
Protect yourself from wire fraud
Wire fraud attempts are a national risk in real estate transactions. Follow these best practices:
- Call the title company using a trusted, independently verified phone number to confirm wiring details.
- Do not rely on wiring instructions sent by email without phone verification.
- Be cautious about last-minute changes to wiring instructions.
- Expect your title company to warn you and provide secure instructions.
Local factors that affect timing
Seasonal peaks
The Sun Valley and Mid Valley area sees seasonal surges, especially in summer. Appraisers, inspectors, and HOA managers may book out, so schedule early and build buffer time.
HOAs, easements, and rural systems
Mountain-area properties can include HOA covenants, conservation or access easements, and water or septic considerations. These items can extend review and clearance. Ask your title officer early about any special requirements.
Remote and out-of-state buyers
Many Idaho title companies offer mail-away, mobile signings, or remote notarization options. Availability depends on the provider, document type, and lender acceptance. Arrange homeowners insurance, wire capabilities, and ID verification early and share reliable contact windows with your escrow team.
How to stay on track
- Respond quickly to lender requests to avoid approval delays.
- Review your title commitment as soon as it arrives and ask questions.
- Order HOA documents early and understand their timing.
- Confirm wiring instructions by phone before you send funds.
- Review the Closing Disclosure promptly so any corrections do not impact the 3-day timeline.
Quick buyer checklist
- Deliver earnest money per your contract and get a receipt from escrow.
- Provide the title company and lender with contact info and ID.
- Order homeowners insurance and send the binder to your lender.
- Schedule inspections immediately within your contingency window.
- Ask the title officer about easements, water rights, or septic items.
- Verify HOA estoppel and resale document timelines if applicable.
- Confirm safe wiring procedures and your bank’s wire limits.
- Plan your signing method and notary availability.
- Review your Closing Disclosure at least 3 business days before closing.
- Confirm recording and key handoff details with your agent.
What happens on closing day
- You sign final documents and confirm your wire has been received.
- The lender wires funds to the title company and authorizes release.
- The title company records your deed and, if applicable, your mortgage with Blaine County.
- After recording, escrow disburses funds and issues your title policies.
- You receive confirmation of recording and the keys per the contract.
Final thoughts
A smooth Hailey or Mid Valley closing comes down to clear instructions, early scheduling, safe funds handling, and consistent follow-up. Your title company, lender, and agents are partners in this process, keeping the timeline and requirements synchronized. If you are buying from out of state, plan ahead for insurance, ID verification, wiring, and signing method so there are no last-minute surprises.
When you are ready to move forward, our team brings steady local guidance and concierge-level transaction management from offer to recording. Connect with Stevenson Real Estate Group to align your search and closing plan with the Hailey and Mid Valley market.
FAQs
Hailey escrow: who holds earnest money?
- The escrow or title company named in your contract typically receives and holds earnest money in a trust account according to the written instructions.
TRID rule: when do I get the Closing Disclosure?
- For most purchase mortgages, your lender must deliver the Closing Disclosure at least 3 business days before closing; certain changes can restart the 3-day period.
Appraisal timing in the Mid Valley
- Appraisals commonly take 7 to 14 business days, and seasonal peaks can extend scheduling; build in buffer time.
Recording in Blaine County: what to expect
- After funds and signed documents are in, the title company records the deed and, if applicable, the mortgage with the Blaine County Recorder; recording makes your ownership official.
Idaho costs: transfer tax and title insurance
- Idaho has no state real estate transfer tax; county recording fees still apply. Lender and owner title policies are issued at closing, with payment responsibilities set by the contract and local custom.
Safe wires: how do I avoid fraud?
- Always verify wiring instructions by phone using a trusted number; do not follow emailed changes without verbal confirmation with your title company.
