Lighthouse
ESCROW, INC.
Lighthouse Escrow

Irvine, California · Independent Escrow · DFPI Licensed

Your home is your
most significant asset.
Let's close it like it matters.

Trusted guardians of your transaction. From open escrow to the moment title transfers, we hold your funds, your timeline, and your trust.

Begin Your Escrow Meet the Team
DFPI Licensed · #963-2588
150+ Yrs Combined Experience
Independent · Not Broker-Owned
Paperless · DocuSign-First
Yelp
4.9 · 59 Reviews
0+
Years Combined Experience
0★
Yelp Rating · 59 Reviews
0+
Years, Senior Officers
1
Dedicated Point of Contact

Client Voices

What Southern California
homeowners say about us.

★4.9
Out of 5 · 59 Verified Yelp Reviews
View All Reviews

We never felt like we were just another transaction. They always answered our questions quickly — whenever any issues came up, they let us know right away. Through every speed bump, they guided us through.

First-time homebuyer, Irvine
Via Yelp · Verified Review
★★★★★ Yelp

This is the 3rd time in 5 years I've used Ben Tran and Lighthouse. Danylle remains consistent in assisting all parties throughout the experience. Lighthouse is the only escrow company I trust.

Repeat client, Orange County
Via Yelp · Verified Review
★★★★★ Yelp

I've worked with many escrow companies and they are by far one of the best. Maria Espinoza has been absolutely awesome on every single transaction. The level of care here is unmatched.

Real estate professional, OC
Via Yelp · Verified Review
★★★★★ Yelp

Who We Are

Most escrow companies work for the agent.
We work for you.

Why That Matters

As an independent, DFPI-licensed escrow company, Lighthouse has no brokerage to answer to, no referral arrangements to protect, and no incentive other than the clean, lawful execution of your transaction.

We are not an add-on to a title policy or a profit center for a real estate firm. We are specialists — a team with over 150 combined years of experience navigating probates, 1031 exchanges, luxury closings, and everything California real estate can offer.

Clarity. Independence. Precision. That is what you deserve when your most significant asset changes hands.

DFPI Licensed Independent EscrowCalifornia Dept. of Financial Protection & Innovation · Lic. 963-2588

Exclusive to Lighthouse

One dedicated
coordinator.
Open to close.

In a standard escrow you'll hear from your agent, lender, title officer, notary, processor, and coordinator — often all in the same week. At Lighthouse, one person knows your file, your timeline, and your name. Available by phone, text, or email. The private banking model applied to real estate — standard here.

Request a Coordinator
Your Escrow Coordinator
Ben Tran
Ben Tran
Coordinator Manager · MBA · Licensed RE Agent
01
Escrow OpensCoordinator reviews the agreement, contacts all parties within 24 hours.
02
CoordinationWe sync with lender, agent, title, and county. One update — not five.
03
Documents & SigningDocuSign where permissible. Mobile notary dispatched when required.
04
Keys Change HandsFunds disbursed. Title transferred. Your coordinator confirms every detail.

What We Handle

Every escrow, handled
with the same precision.

Get Started
01
Residential Escrow
Standard resale, FSBOs, short sales, and high-value transactions — contract to close.
02
Pre-Escrow
Title, termite, NHD, and HOA docs ordered before the first offer. Close in under 30 days.
03
Luxury Transactions
Discreet, precise service for high-net-worth buyers and sellers across Orange County.
04
Probate Escrow
A stated specialty. Legal complexity navigated with experience and patience.
05
1031 Exchange
Full coordination for tax-deferred exchanges. You handle strategy; we handle the close.
06
Refinance
Flat $550 fee. No gimmicks. Your refinance closed with the same care as any sale.

Closing Cost Calculator

Estimate your closing costs.

Trust is built on a foundation of full disclosure.

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Closing Costs
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The People

The experience
behind every close.

Every officer at Lighthouse brings decades of practice — not years. They've seen probates, 1031 exchanges, luxury closings, short sales, and FSBOs. Behind each transaction is a person who has been here before, and knows exactly what to do.

Angela Cook
Angela Cook
Senior Escrow Officer & Manager
25+ Years
The daughter of an escrow officer, Angela has specialized in the family business for more than 25 years. Her clients love her positive attitude and expertise, especially when unexpected challenges arise. Mother of 5 children and 12 grandchildren.
Danylle Hallahan
Danylle Hallahan
Escrow Officer
25+ Years
Her background as a "floating" officer — covering vacationing colleagues across multiple desks — made her exceptionally skilled at rapid problem-solving. She currently works with some of Orange County's top producing agents.
Maria Magdalena Espinoza
Maria M. Espinoza
Escrow Officer
15+ Years
Maria has worked every angle of residential escrow — from mobile homes to FSBOs to short sales and standard resales. Bilingual in Spanish and English, she is the go-to officer for clients throughout central and north Orange County.
Ben Tran
Ben Tran
Escrow Coordinator Manager
10+ Years · MBA
The architect of Lighthouse's Escrow Coordinator model. With an MBA and a California real estate license, Ben built the system that gives every client a single, dedicated point of contact from open to close.
Laurie Gray
Laurie Gray
Junior Officer · Refinance
20+ Years
Colleen Starr
Colleen Starr
Junior Escrow Officer
20+ Years
Erica Lee
Erica Lee
Chief Operating Officer
Rick J. Nelson
Rick J. Nelson
Luxury Business Development
Full Team & Bios

Why It Matters

Not all escrow companies
are created equal.

Option A
Title Company Escrow
Escrow bundled with title insurance — not the specialty
Discounted to win title policy business
Attention split between insurance and escrow
No dedicated Escrow Coordinator
Option B
Broker-Owned Escrow
Profit center for the brokerage — not for you
Lower regulatory standards than DFPI-licensed firms
Most frequent targets of escrow fraud
Agent's interest — not yours — comes first
Lighthouse Escrow
Independent · DFPI Licensed
Consumer-first — your clean close is our only obligation
DFPI licensed to California's highest regulatory standard
Mandatory background checks — no exceptions
Dedicated Escrow Coordinator — one contact, always
Paperless, DocuSign-first, mobile notary statewide

Our Character

We steward more than
your transaction.

Lighthouse was built with a stewardship mindset — the belief that how you do business matters as much as the business itself. Paperless because the environment matters. Giving back because community matters. Investing in our team because the people behind your escrow matter.

Environment
Paperless and DocuSign-first — among the first in OC to fully adopt it.
Community
Donations to veterans' and children's housing — shelter is where all wealth begins.
Our Team
Tools and flexibility that let officers build lives beyond the office.
Our Clients
The Coordinator, transparent pricing, plain language — every innovation is for you.

Ready to Begin

Your home.
Our full attention.

Open your escrow with a team that treats your transaction with the seriousness it deserves. One coordinator. One team. One goal.

Begin Your Escrow Call (800) 757-1550
info@LighthouseEscrow.com (800) 757-1550 2355 Main St, Ste 130 · Irvine, CA Mon – Fri · 9am – 5pm PST

Lighthouse Escrow, Inc. · DFPI Licensed · Lic. 963-2588 · Independent Escrow Company

Call (800) 757-1550 Begin Escrow →