The Week Before Closing: Final Walkthrough, Documents and Funds
· Deal Mechanics
What first-time and overseas buyers should finish in the last week of escrow: the walkthrough, the signing paperwork, and getting your cash to arrive safely.
In the U.S., closing is not one ceremony. It is the end of escrow, a period when a neutral third party holds the money and documents until every condition is met. Escrow typically runs about 30-45 days with financing, and the last week is when small gaps turn into delays. In our MLS feed on 2026-11-12 there are 5776 active listings, with an overall median list price of $914,557 and a median of 27 days on market. Plenty of deals are moving at once, so escrow officers are busy, and quick replies from you really matter.
Start with the final walkthrough. This is a short visit to the home, generally within a few days before closing, to confirm it is in the condition the contract promised. Turn on the faucets, run the heating and air conditioning, flip the light switches, test the appliances that are included, and check that agreed repairs are finished. Look for new damage, and make sure the seller has removed their belongings and trash. If something is wrong, tell your agent immediately so it can be fixed or credited before you sign. After closing, it becomes your problem.
Next, the loan paperwork. If you are financing, your lender must generally send you a Closing Disclosure at least three business days before you sign. It lists your final loan amount, interest rate, fees and exact cash needed to close. Compare it line by line with the Loan Estimate you received earlier, and ask about anything that changed. Also check that your name is spelled exactly as it appears on your passport or ID, because the title and deed will carry it. Buyers who live overseas should ask escrow right away about signing before a notary or consulate, since documents may need to travel and arrive on time. Confirm the exact process with escrow.
Now the money, which is where overseas buyers most often lose time. Your down payment and closing costs usually move by wire transfer to escrow, generally due before or on the day of closing. International wires can be slowed by bank limits, currency conversion and required paperwork, so start early and ask your bank about daily limits. Foreign-national buyers with no green card or U.S. status generally need at least 30% down. That loan is passport-based, and no U.S. credit history, Social Security number or ITIN is required. If part of the down payment is a gift, it must be documented with a gift letter and a paper trail.
Protect yourself from wire fraud. Criminals send fake emails that copy escrow instructions and give a different bank account. Before you send anything, call the escrow office at a phone number you found independently, not one in the email, and verify the instructions by voice. Never trust a last-minute email telling you the account has changed. Keep the wire confirmation and send it to escrow so they can match your funds.
Suppose you buy a home for $900,000 with 20% down. The down payment is $180,000 (0.20 x $900,000), so the loan is $720,000. Closing costs commonly run about 2-5% of the price, so at 2% you would owe about $18,000 (0.02 x $900,000) and at 3% about $27,000. Your total cash is then roughly $198,000 to $207,000, before any reserves your lender requires. Your lender and escrow will give the exact numbers.
Until the loan funds, do not change jobs, open new credit cards, finance a car, or move large sums between accounts. Lenders often re-verify employment and credit shortly before closing, and a surprise can stop the loan. On rates, Freddie Mac's Primary Mortgage Market Survey for the week of 2026-11-05 reports a 30-year fixed national weekly average of 7.18%. That is a national weekly average, not a quote. Your own rate depends on credit score, loan size, down payment, property type and occupancy, so ask Treasure Mortgage for a current personalised quote.
Finally, line up the practical items. Buy homeowner's insurance and give proof to your lender, arrange to put electricity, gas, water and internet in your name, and ask about property tax. California's base rate is 1% of assessed value, with an effective rate commonly around 1.1-1.25%, so confirm yours. Remember that you sign first, then the deed records with the county, and only then do you get the keys. If you are buying for the first time or from overseas and want someone to walk this last week with you, contact Shirley.
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