What Is Escrow?

In a real estate transaction, escrow begins when the buyer's earnest money deposit is placed with an escrow agent (typically a title company or escrow company) and ends at closing when the deed and funds are exchanged. The escrow agent ensures that all conditions of the purchase agreement — inspections, appraisals, title searches, loan approvals, and repairs — are satisfied before releasing funds to the seller and the deed to the buyer. Beyond real estate closings, escrow accounts are used for: (1) mortgage escrow — your lender collects a portion of property taxes and insurance with each mortgage payment and pays those bills on your behalf; (2) M&A escrow — a portion of the purchase price is held to cover potential indemnification claims post-closing; (3) legal escrow — attorneys hold settlement funds during litigation resolution; and (4) online escrow — platforms like Escrow.com hold funds during high-value online transactions. Escrow fees typically range from 1–2% of the transaction value in real estate and are often split between buyer and seller, though this is negotiable and varies by state.

Escrow protects both buyers and sellers by ensuring neither party has to trust the other — the neutral third party enforces the conditions. In real estate, escrow failures (missed deadlines, improperly released funds, unresolved title issues) can derail transactions and cause significant financial loss. A real estate attorney or experienced agent can help you navigate escrow timelines, review escrow instructions, and resolve disputes if conditions aren't met.