Independent escrow · Headquartered in Irvine
Orange County Escrow Company — Independent Escrow Services in OC
Cloud Escrow Inc. is an independent, DFPI-licensed escrow company headquartered at 9205 Research Dr in Irvine. Since 2018 we've handled purchases, sales, refinances, and for-sale-by-owner escrows for buyers, sellers, agents, and lenders across Orange County — from Huntington Beach to San Clemente and from Fullerton to Newport Coast. Sellers pay $0 in escrow fees, refinances are a flat $550, and you can open escrow online in under a minute. Other closing costs and service fees may apply.
- DFPI License #96DBO-80565
- 5.0★ Google rating
- Irvine office · Mon–Fri 9–5
- Independent — not owned by a brokerage, lender, or builder
Why Orange County agents and homeowners choose Cloud Escrow
$0 seller escrow fee
Sellers pay no escrow fee, FSBO sellers included (standard wire and messenger charges apply). Other closing costs and service fees may apply.
See pricing$550 flat refinance escrow
One of the lowest published refinance escrow fees in Southern California.
Refinance escrowLocal and independent
Our team works out of Irvine, in the center of Orange County. As an independent escrow company we're a true neutral third party, not tied to any brokerage, lender, or builder.
Fast, modern, and responsive
Open escrow online, follow your file in our client portal, and get same-day replies. Free agent tools: seller net sheet, offer comparison, and escrow timeline.
Agent toolsBilingual service
English, Mandarin, and Cantonese.
Escrow services we provide in Orange County
- Purchase and sale escrow — single-family homes, condos, townhomes, and HOA communities
- Refinance escrow — $550 flat
- For-sale-by-owner (FSBO) escrow
- Commercial escrow — retail, office, multifamily (5+ units), and industrial
- Resales in master-planned communities such as Irvine, Ladera Ranch, Rancho Mission Viejo, and Tustin Legacy
Why choose an independent escrow company in Orange County
- A neutral third party — not owned by a brokerage, lender, or builder.
- Licensed and examined by the DFPI, and a required member of the Escrow Agents' Fidelity Corporation (EAFC).
- Escrow is our only business.
Orange County cities we serve
North OC
- Anaheim
- Brea
- Buena Park
- Cypress
- Fullerton
- La Habra
- La Palma
- Los Alamitos
- Orange
- Placentia
- Stanton
- Villa Park
- Yorba Linda
Central OC
- Costa Mesa
- Fountain Valley
- Garden Grove
- Irvine
- Santa Ana
- Tustin
- Westminster
Coastal OC
- Dana Point
- Huntington Beach
- Laguna Beach
- Newport Beach
- Newport Coast
- San Clemente
- Seal Beach
South OC
- Aliso Viejo
- Coto de Caza
- Foothill Ranch
- Ladera Ranch
- Laguna Hills
- Laguna Niguel
- Laguna Woods
- Lake Forest
- Mission Viejo
- Rancho Mission Viejo
- Rancho Santa Margarita
- San Juan Capistrano
Outside Orange County? We also handle escrow in Los Angeles, San Diego, the Inland Empire, and anywhere in California.
How escrow works in Orange County
- Open escrow — Once an offer is accepted, the agent or either party sends us the purchase agreement. Open online at /open-escrow. The buyer wires the earnest money deposit by the deadline in the contract.
- Title, HOA, and payoffs — We order the preliminary title report, HOA documents and demands, and the seller's loan payoff.
- Contingencies and loan — Inspections, appraisal, and loan approval happen within the contingency periods set in your purchase agreement. We coordinate with the lender on loan conditions.
- Signing — Sign at our Irvine office or with a mobile notary anywhere in Orange County.
- Funding and recording — The lender funds, the deed records with the Orange County Clerk-Recorder, and seller proceeds are wired the same day.
Orange County escrow details to know
- Transfer tax: Orange County's documentary transfer tax is $1.10 per $1,000 of the sale price, and no Orange County city adds its own city transfer tax (unlike the City of Los Angeles). Who pays it is set in the purchase agreement.
- Recording: Deeds and loan documents record with the Orange County Clerk-Recorder.
- PCOR: Buyers file a Preliminary Change of Ownership Report with the deed. Download the Orange County PCOR
- HOAs: Much of Orange County is in HOA communities. Escrow orders the HOA demand and documents and handles transfer and document fees. Some communities also carry private transfer fees — Ladera Ranch private transfer fee
- Mello-Roos: Newer communities in Irvine, Ladera Ranch, Rancho Mission Viejo, and Tustin often have Mello-Roos (CFD) special taxes on the property tax bill. We show them on your estimated settlement statement.
- Property tax prorations: Orange County property taxes are paid in two installments (due Nov 1 and Feb 1; delinquent after Dec 10 and Apr 10). Escrow prorates them, and buyers should expect a supplemental tax bill after closing.
- Builder fees: Some new-home communities add fees at resale — Lennar Homeful Foundation fee
Orange County escrow fees
| Seller | $0.00 per $1,000 · $0.00 Base |
|---|---|
| Buyer | $3.00 per $1,000 · $300 Base |
| Refinance | $550 Flat Rate · Flat escrow fee |
| Commercial | Custom quote |
Cloud Escrow reviews
"I had an amazing experience working with Cloud Escrow Inc on my recent property transaction. Angela was phenomenal from start to finish—super helpful, incredibly detail-oriented, and always on time. Any questions I had were answered promptly, making a typically stressful closing completely seamless. Plus, their transparent pricing and cost-saving seller model made the financial side a breeze. Highly recommend their professional team to anyone looking for top-tier escrow services in Orange County!"
Dadfar B.
Google review
"I had a great experience working with this Cloud escrow team, especially Angela. They were extremely professional, responsive, and always available whenever we had questions or needed assistance. Their quick communication and attention to detail helped make the entire transaction smooth and efficient. They worked hard to keep everything on track and helped us close the transaction very quickly. I truly appreciate their dedication, support, and excellent service. I would highly recommend them! Thanks, Angela, you are the best!"
Anna A.
Google review
"Angela at Cloud Escrow was absolutely amazing throughout the entire transaction. She made the whole process feel smooth, seamless, and stress-free from start to finish. Her communication was always clear, prompt, and professional, keeping everyone informed every step of the way. Truly appreciate all her hard work and dedication in getting this deal closed successfully. Highly recommend working with Angela and the Cloud Escrow team!"
Gilbert G.
Google review
5.0★ on Google
Meet your Orange County escrow team
Jasmine Lee
Escrow Manager
Over two decades of California residential and refinance escrow experience.
Angela Weng
Escrow Officer
Works with buyers, sellers, and agents from opening to recording. Speaks English, Mandarin, and Cantonese.
Visit our Irvine office
Cloud Escrow Inc., 9205 Research Dr, Irvine, CA 92618 · (949) 991-2345 · [email protected] · Monday–Friday, 9:00 AM–5:00 PM
Read our Google reviewsAn escrow company near you in Orange County
Our office is at 9205 Research Dr, Irvine, CA 92618 (Monday–Friday, 9:00 AM–5:00 PM). Sign at our office, or we'll send a mobile notary to your home or office anywhere in Orange County. You can also open escrow online in under a minute.
Orange County escrow FAQ
What does an escrow company do in Orange County?
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An escrow company is a neutral third party that holds the buyer's funds and the parties' documents, follows the written escrow instructions, coordinates with the title company, lender, and HOA, records the deed with the Orange County Clerk-Recorder, and disburses funds at closing.
How long does escrow take in Orange County?
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A standard purchase escrow usually closes in about 30 days, matching most California purchase contracts. Refinances typically take 21–30 days, and cash purchases can close in 10–14 days when title and disclosures are ready.
How much does escrow cost in Orange County?
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Escrow fees vary by company. At Cloud Escrow, sellers pay $0 in escrow fees, buyers pay $3.00 per $1,000 plus a $300 base fee, and refinances are a flat $550. See our pricing page for the full fee schedule. Other closing costs and service fees may apply.
Who chooses the escrow company in Orange County?
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The buyer and seller agree on the escrow company in the purchase agreement. Either side, or their agents, can propose one — you are free to choose any licensed escrow company.
Who pays the transfer tax in Orange County?
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It's negotiable and set in the purchase agreement. In Orange County the seller customarily pays the county documentary transfer tax of $1.10 per $1,000, and no OC city adds a city transfer tax.
Is Cloud Escrow an independent escrow company?
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Yes. Cloud Escrow Inc. is an independent escrow company licensed by the California Department of Financial Protection and Innovation (DFPI License #96DBO-80565). We are not owned by a real estate brokerage, lender, or builder.
Do I have to come to your office to sign?
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No. You can sign at our Irvine office, or we can arrange a mobile notary to meet you anywhere in Orange County.
Do you handle FSBO escrows in Orange County?
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Yes. For-sale-by-owner sellers pay $0 in escrow fees, and we help coordinate disclosures, title, and closing. Other closing costs and service fees may apply.
California escrow guides
Closing costs in CaliforniaTransfer tax ratesHow long escrow takesTitle vs. escrow company