Thinking about making Cle Elum your mountain retreat? Once your offer is accepted, the clock starts, and every step counts. Second-home purchases often include HOA rules, rural systems, and lender requirements that feel different from buying a primary residence. In this guide, you’ll learn the typical timeline from acceptance to keys, what to expect with financing and appraisals, how to review HOA and resort documents, and the closing logistics that matter in Kittitas County. Let’s dive in.
Snapshot: Closing timeline at a glance
- Typical financed closing: 30 to 45 days
- Typical cash closing: 7 to 21 days if title and inspections are straightforward
- Day 0: Offer accepted and escrow opened
- Days 0 to 3: Earnest money and initial documents
- Days 3 to 10: Inspections, including septic and well if applicable
- Days 3 to 14: HOA and CC&R review when applicable
- Days 7 to 21: Appraisal and early underwriting
- Days 14 to 30+: Final underwriting, clear title, signing, and walkthrough
- Funding and recording: Keys delivered per contract after recording
Your week-by-week path to keys
Day 0: Offer accepted and escrow opened
Escrow is opened with a local title and escrow company. You deliver the signed contract and receive earnest money instructions. If you are financing, your lender begins loan processing right away.
Days 0 to 3: Set the foundation
The title company starts a preliminary title search to identify liens, easements, or other encumbrances. Seller disclosures should be delivered for your review. If the home is in an HOA or resort community, request the full association document package immediately.
Days 3 to 10: Inspections in mountain settings
Schedule the general home inspection within the contingency window. Order specialty inspections that are common in Cle Elum, such as septic inspection, well flow and water-quality testing, chimney or fireplace review, and pest or wood-destroying organism inspection. Review reports and negotiate repairs or credits within the contingency period.
Days 3 to 14: HOA and CC&R review
If the home is in an HOA, review the CC&Rs, bylaws, rules, budgets, reserve study, meeting minutes, and insurance coverage. Focus on amenity access, rental policies, assessments, and any transfer or initiation fees. For complex resort documents, consider negotiating a longer review window and engaging an attorney.
Days 7 to 21: Appraisal and early underwriting
Your lender orders the appraisal and the appraiser visits the property. In smaller resort markets, unique homes can extend turnaround times and create valuation gaps. If the appraisal is below contract price, you may renegotiate price, increase down payment, or use a contingency to exit the contract.
Days 14 to 30+: Clear title and final approvals
Title works to clear liens or recorded issues and prepares documents for signing. Underwriting reviews your file and may issue a conditional approval before a full clear to close. You schedule the final walkthrough 24 to 48 hours before closing and verify wire instructions directly with escrow by phone.
Day of funding and recording
For financed purchases, the lender wires funds to escrow, then the deed and loan documents are recorded with Kittitas County. Once recording is confirmed, keys are typically released per your contract.
What can extend your timeline in Cle Elum
Complex title items like old easements or probate can slow title clearance. Rural systems may need repairs after septic or well testing. HOA disputes, special assessments, or pending litigation can add review time. Appraisals on unique resort homes may take longer or return lower values due to limited comparable sales.
Financing and appraisal for second homes
Second-home financing often requires more cash and stronger qualifications than primary residences. Conventional loans for second homes commonly require 10 to 20 percent down, and many lenders prefer 20 percent or more depending on the loan size and your profile. Lenders may ask for higher credit scores, lower debt-to-income ratios, and cash reserves that cover several months of payments for all properties.
FHA and most VA loans are designed for primary residences. Second-home purchases typically use conventional conforming, portfolio, or jumbo products. If you plan to rent the property, disclose your intended use upfront. Some lenders treat short-term rental income differently or restrict lending on homes primarily used as investments.
Appraisals in resort areas can be challenging because comparable sales are limited and properties are unique. If your appraisal returns below contract price, your options are to add to your down payment, ask for a price reduction, or terminate if your contingency allows. Cash buyers can skip a lender appraisal, but a professional valuation still helps with insurance, taxes, and peace of mind.
Insurance matters too. Wildfire exposure in Central Washington can affect insurability and premiums, so get quotes early. Lenders generally require hazard and title insurance before funding the loan.
HOA and resort due diligence
Documents to request now
Ask for the full resale packet as soon as the contract is signed. It should include CC&Rs, bylaws, rules, current budget and financials, reserve study, meeting minutes for the past 12 to 24 months, and the insurance certificate for common areas. Confirm regular assessments, any special assessments, the seller’s account status, rental policies, and any transfer or initiation fees for amenities or memberships.
Review strategies that protect you
Use the HOA review contingency period to verify everything that affects your ownership costs and use. Negotiate a longer review window if the documents are extensive. Consider an attorney review when covenants are complex or when membership and rental rules are not clear. Confirm who pays transfer or initiation fees in the purchase agreement so there are no surprises at closing.
Short-term rental considerations
If you plan to rent, confirm the rules with the HOA and check city and county requirements for permits, occupancy limits, and lodging tax collection. Rules and regulations can change, and some associations require rental registration or proof of additional insurance.
Issues that can delay closing
Delays often come from unrecorded or pending special assessments, litigation involving the HOA, or rules that limit rentals in ways that affect financing. Ensure the HOA provides required resale documents quickly and in full. Ask questions early if a rule or fee is unclear.
Closing logistics, costs, and risk control
Title, escrow, and insurance
The title search identifies liens, easements, judgments, and covenants that must be addressed before recording. Most buyers purchase an owner’s title policy, and lenders require a lender’s policy for financed deals. The escrow agent holds funds, coordinates signatures, and manages recording and disbursement.
Typical closing costs
Buyer costs typically include lender fees, appraisal, credit report, title insurance, escrow fees, recording fees, prorated property taxes, and prepaid items like interest, homeowner’s insurance, and HOA dues. Seller costs often include real estate excise tax, commission, payoff of existing loans, and any negotiated concessions or repairs. Customary practices vary, so confirm who pays what with your escrow officer and contract.
Taxes and prorations
Property taxes in Kittitas County are typically prorated based on the closing date. Review your closing statement to confirm prorations and current tax status. Your title and escrow team will coordinate with county offices for recording and final figures.
Utilities and rural services
Before closing, line up utility transfers so services continue smoothly. For rural properties, gather documentation for wells, septic systems, propane tanks, and any road maintenance agreements. This is critical in the first week after closing.
Wire security and final walkthrough
Wire fraud is a real risk. Always verify wire instructions by calling the escrow or title company using a trusted phone number, not one found in an email. Complete your final walkthrough 24 to 48 hours before closing to confirm the property’s condition and any agreed repairs.
Printable timeline checklist
Use this checklist to track your progress from accepted offer to keys. Confirm exact dates based on your contract.
Day 0 — Offer accepted and escrow opened
- Open escrow with the selected title and escrow company.
- Deposit earnest money per contract instructions.
- Send the executed contract to your lender and start loan processing if financing.
- Request the HOA or resort resale packet if applicable.
Days 0 to 3 — Early paperwork
- Review seller disclosures.
- Review the preliminary title report.
- Schedule the general home inspection.
Days 3 to 10 — Inspections
- Complete the general inspection.
- Order septic, well water, chimney, roof, pest, or other specialty inspections as needed.
- Negotiate repairs or credits within your contingency window.
Days 3 to 14 — HOA and CC&R review
- Review CC&Rs, bylaws, rules, budgets, reserve study, minutes, and insurance.
- Confirm rental rules, amenity access, and any transfer or initiation fees.
- Consider attorney review if documents are complex.
Days 7 to 21 — Appraisal and underwriting
- Ensure the appraiser has access to the property.
- Plan for options if value comes in below contract price.
- Respond quickly to lender document requests.
Days 14 to 30 — Clearing contingencies
- Title clears liens or encumbrances.
- Coordinate agreed repairs or credits.
- Bind homeowner’s insurance effective at closing.
- Review your Closing Disclosure. For financed loans, it is usually delivered three business days before signing.
48 to 24 hours before closing
- Complete your final walkthrough.
- Call escrow to verify wire instructions and confirm final figures.
- Set utility start dates in your name.
Closing day — Funding and recording
- Sign closing documents in person or with a mobile notary as arranged.
- Wire funds per escrow instructions.
- Confirm recording with escrow and receive keys per your contract.
First week after closing
- Set up your HOA account and dues payments.
- If renting, follow city and county requirements for registration and taxes.
- Save copies of your title policy and recorded deed.
Ready to close with confidence?
Buying a second home in Cle Elum should feel exciting, not stressful. With a clear timeline, strong due diligence, and proactive communication with your lender, HOA, and escrow team, you can move from offer to keys on schedule. If you want a local partner who understands resort communities, rural systems, and second-home financing, the Rau Peterson Team is ready to guide you each step of the way.
FAQs
How long does a financed second-home closing take in Cle Elum?
- Most financed second-home purchases close in 30 to 45 days, depending on appraisal timing, HOA review, title clearance, and lender underwriting.
What inspections are most important for Cle Elum second homes?
- In addition to a general inspection, plan for septic inspection, well flow and water-quality testing, chimney or fireplace review, and pest or wood-destroying organism checks.
Can I use FHA or VA financing for a second home in Kittitas County?
- FHA and most VA loans are designed for primary residences, so second-home buyers typically use conventional conforming, portfolio, or jumbo loans.
How long should I plan for HOA and CC&R review in a resort community?
- Many contracts allow 3 to 10 business days, but resort document packages can be extensive, so negotiate a longer review window if needed.
What happens if the appraisal comes in below the contract price?
- You can add to your down payment, ask the seller to reduce the price, or cancel under your contingency if permitted by your contract.
What closing costs should I expect as a buyer in Cle Elum?
- Typical buyer costs include lender fees, appraisal, title insurance, escrow fees, recording, prorated taxes, and prepaid items such as interest, homeowner’s insurance, and HOA dues.
