The moment an Arizona home hits the market or a buyer signs an offer, a cascade of invisible processes kicks into gear. What buyers and sellers experience—open houses, negotiations, closing day—is just the visible tip. Beneath it lies a tightly choreographed sequence of legal, financial, and logistical steps, many unique to Arizona’s arid climate, water laws, and booming real-estate market.
Listing and Marketing (Seller Side)
Before the “For Sale” sign goes up, the seller’s agent pulls comparable sales (“comps”) from the Arizona Regional Multiple Listing Service (ARMLS), the state’s dominant MLS. Photos are staged, drone footage captures the mountain views, and a virtual tour is uploaded. The agent also orders a preliminary title report from a title company to flag liens, easements, or boundary disputes. In metro Phoenix, where flood irrigation still exists in older neighborhoods, the listing must disclose whether the property receives Salt River Project (SRP) water rights, a detail that can swing value by thousands.
Offer and Acceptance (Buyer Side)
When a buyer submits an offer via the Arizona Association of Realtors (AAR) purchase contract—a 10-page beast—the clock starts. Arizona law mandates a three-day “cure period” for minor contract breaches, but the inspection period (typically 10 days) is make-or-break. Buyers hire inspectors certified by the Arizona State Board of Technical Registration; in the desert, they scrutinize stucco for hairline cracks, HVAC units for sand-clogged coils, and roofs for missing granules. Termite inspections are non-negotiable—subterranean termites thrive in Arizona’s soil. If issues arise, the buyer submits a Buyer Inspection Notice and Seller Response (BINSR), triggering negotiations that can kill deals over a $2,000 repair.
Escrow and Title
Once contingencies are clear, the file moves to escrow. Arizona is an escrow state, not an attorney state, so a neutral third-party escrow officer (employed by the title company) holds earnest money—usually 1–3% of the purchase price—in a federally insured account. The title company runs a 30-year chain-of-title search, checking for mechanic’s liens from unpaid contractors, HOA violations, or unresolved probate issues. In rural areas like Prescott or Cochise County, wildcard records—old mining claims or Spanish land grants—sometimes surface. The escrow officer also coordinates with the buyer’s lender to ensure the Commitment for Title Insurance is issued before close of escrow (COE).
Financing and Appraisal
Lenders order appraisals through an Appraisal Management Company (AMC) to comply with Dodd-Frank. In a market where Phoenix home prices rose 6.8% year-over-year (per ARMLS, October 2025), appraisers lean heavily on recent sales within a one-mile radius. If the appraisal comes in low, the buyer must cover the gap or renegotiate. Meanwhile, underwriters verify everything: two years of tax returns, pay stubs, and bank statements. Arizona’s high share of self-employed residents—think realtors, contractors, tech entrepreneurs—means extra scrutiny on profit-and-loss statements.
Final Walkthrough and Closing
Twenty-four hours before COE, the buyer does a final walkthrough. In summer, they’ll test the pool pump and ensure the AC pushes air below 80°F despite 110°F outside. At signing, buyers bring cashier’s checks for down payment and closing costs (2–5% of purchase price). Sellers sign over the warranty deed. The escrow officer records the deed with the county recorder—Maricopa County processes 3,000+ documents daily—and wires proceeds to the seller, minus commissions (typically 5–6% split between agents), prorated property taxes, and any HOA transfer fees.
Post-Closing
The buyer receives keys, garage remotes, and a stack of documents. The seller gets a 1099-S if the sale price exceeds $600,000 and they’re not exempt. Within 30 days, the title company mails the final policy. And in Arizona, the deal isn’t truly done until the buyer updates the Affidavit of Property Value with the county assessor—a form that determines future property taxes.
From MLS upload to key handover, the average Arizona transaction spans 35–45 days, orchestrated by a dozen professionals most buyers and sellers never meet. The curtain may drop at closing, but the machinery never stops turning. Let’s connect if you’re ready to sell or buy a home today!
