Higher Standards
The stringent laws of the State of California and the Department of Corporations assure that every licensed escrow company has met the highest standard of the industry. State law holds other licensed escrow companies to a higher standard than it holds othe non-licensed escrow offices currently working in the industry.

Other entities that offer escrow services – such as some banks, savings & loans, real estate offices or title insurance companies – are regulated under a different set of rules that are substantially less rigorous than those governing a licensed escrow company.

In order to qualify for a license, an escrow office must be run by an escrow officer. This means that the professional dealing with your transaction has entered the industry with expertise honed by in-depth training. Also, a licensed company must post substantial bonds and fidelity insurance that is impossible for non-licensed companies to purchase.

A Neutral Party
Licensed escrow officers work as a third party with the seller and the buyer. They are the professionals of the business, able to serve – with unmixed motives – both real estate agents and consumers.

Licensed escrow companies offer consumers the highest protection available. Unlike real estate firms or title companies, the licensed escrow company must be audited annually by a Certified Public Accountant and is subject to state-mandated annual audits by the Department of Corporations via the Department of Justice.

Escrow companies, licensed by the Department of Corporations, are required to be members of the Escrow Agents Fidelity Corporation which provides fidelity coverage for members’ trust accounts.

Licensed escrow officers only wear one hat. Their repeat business comes solely from the successful completion of your transaction. As specialists, they are experts who will not be sidetracked by other business – as real estate companies, banks or title companies are.

This company is a member of the Escrow Institute of California a statewide association of licensed escrow companies. We are organized to monitor ourselves, to police our industry, and to share among ourselves techniques to improve services to you.


308 West Oak Avenue
Visalia CA  93291
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Phone: (559) 733-1025
Fax: (559) 733-9002


Monday - Friday
8:00AM - 5:00PM

Payment Methods Accepted

Personal/Business Check
Cashier's Check
Money Order
Cash Accepted for Accommodations Only


Tulare County Escrow Co will not be taking any escrows as of January 1, 2018. We will be in our office finishing up our open files and when all is processed, we will be closing our doors.

Our business has always been unique as we were a family business and treated everyone that came into our doors as such. Our sister, Linda Reed, retired in 2011. After 39 years in this business, the other sister, Karen Niederreiter, will be retiring. The third sister, Leslie Silva, will be taking a "little part" of Tulare County Escrow with her as she starts working at Chicago Title Company in Visalia starting full time in February, 2018.

Mari Rippetoe will be working with Karen until all is processed and the audit is completed by the Department of Business Oversight.

This decision did not come lightly as Earl Parsons, Jr., our father, started this business in 1974. We believe he would be proud of how we followed in his footsteps and the decisions we have made.

Our thanks to you in the community that have used our Company. We appreciated assisting clients in the sale of their businesses, ABC License Transfers, Manufactured Homes, Home Sales and Refinances.

Any escrows that you would like to be opened with Leslie Silva can be done by emailing her assistant at