Selling in Arizona, listing to close.
The steps, the costs,
and the payout.
An Arizona sale on the standard contract runs from acceptance through a 10-day inspection period, the seller's 5-day BINSR response and the appraisal, to close of escrow, when the deed records and escrow pays out the proceeds. Under the contract the seller pays for the buyer's owner's title policy, and commission is negotiable.
Listing and acceptance.
Before listing, you sign a listing agreement with your brokerage. Broker compensation is negotiable and is set by that agreement. A seller may also agree to concessions, money toward the buyer's costs. Since the November 2025 revision of the Arizona REALTORS purchase contract, concessions may be used toward the buyer's broker compensation, within the lender's limits.
When you accept an offer on the Arizona REALTORS purchase contract, the clock starts. Days are calendar days, each ending at 11:59 p.m., and the day of acceptance is not counted.
- Within 3 days:Deliver the Seller's Property Disclosure Statement (SPDS).
- Within 5 days:Deliver a five year insurance claims history, and the Affidavit of Disclosure if the land is in an unincorporated area and the statute applies.
- HOA homes:Under A.R.S. 33-1260 or 33-1806, the seller or the association delivers the HOA disclosure packet within 10 days.
Inspections from your side.
The buyer has 10 days by default to inspect. You give reasonable access and keep the utilities on. If the buyer sends a Buyer's Inspection Notice and Seller's Response (BINSR) asking for corrections, you have five days to respond in writing. Not responding counts as a refusal.
You may agree, refuse, or agree to part. Repairs are not required unless you agree to them. If you agree, the work must be done in a workmanlike manner, by licensed contractors where required, with paid receipts delivered before closing. If you refuse any item, the buyer has five days to cancel and recover the earnest money.
Appraisal, loan, walkthrough.
Appraisal
On a financed purchase, if the appraisal the lender requires comes in below the price, the buyer has five days after notice to cancel and recover the earnest money. Otherwise the appraisal contingency is waived. A cash buyer has this right only if the parties add an appraisal contingency. Who pays the initial appraisal fee is set in the contract.
Loan
No later than three days before closing, the buyer signs loan documents, confirms loan approval, or gives notice that approval cannot be obtained.
Walkthrough
The buyer may walk through the home before closing to confirm agreed repairs and that its condition has not changed. Until close of escrow or the buyer's possession, whichever comes first, you carry the risk of loss from events like fire or flood.
Typical seller cost categories.
These are the usual line items on a seller's settlement statement under the standard contract. Your own figures come from escrow.
- Broker compensation.As set by your listing agreement and any compensation agreed in the contract.
- Loan payoff.Escrow pays off your mortgage and any other liens from the proceeds.
- Owner's title insurance.The AAR contract has the seller pay for the buyer's owner's policy.
- Half the escrow fee.The contract splits escrow fees equally unless agreed otherwise.
- Prorations.Property taxes, HOA dues and similar charges split to the closing date.
- HOA disclosure fees.Up to $400, plus any rush or update fee, charged to the selling owner under state law.
- Agreed items.Repairs, credits, concessions and a home warranty, if you agreed to them.
- Foreign sellers.If you are a foreign person for federal tax purposes, the buyer may need to withhold up to 15 percent of the price for the IRS. Ask a tax professional.
Recording and your proceeds.
Each deed recorded in Arizona carries an Affidavit of Property Value, or an exemption code, under A.R.S. 11-1133. The buyer and seller, or their agents, certify it, and it lists the sale price, the financing type and contact information.
Close of escrow happens when the deed records with the Maricopa County Recorder. After that, escrow disburses funds under the settlement statement, including your proceeds. You hand over possession and keys at closing unless the contract sets another date. Before giving escrow your bank details, confirm the request by calling escrow at a number you already trust. The Arizona Department of Real Estate warns that wired funds sent to a fraudster are usually not recoverable.
Common questions
What is the typical real estate commission in Arizona?
There is no set rate. Broker compensation is negotiable and set by the listing agreement and the purchase contract.
How long does a seller have to respond to the BINSR?
Five days after receiving it, unless the contract sets a different period. No response counts as a refusal.
Do I have to make the repairs a buyer asks for?
No. You may agree, refuse or agree to part. If you refuse, the buyer may cancel within five days.
Who pays for the owner's title policy in Arizona?
Under the AAR purchase contract, the seller pays for the buyer's owner's title insurance policy.
What is the Affidavit of Property Value?
A form required with each recorded deed under A.R.S. 11-1133, showing the sale price, financing and contact information. The Recorder will not record a deed without it or an exemption code.
How are property taxes handled when I sell?
They are prorated to the close of escrow date using the latest tax figures, so you pay for your share of the year.
When do I get my money?
After the deed records, escrow disburses funds under the settlement statement, including your proceeds.
When does the buyer get the keys?
At close of escrow unless the contract sets another possession date.
Questions about selling your home?
Thinking about selling? Before you list, tell me your address and timing and I will lay out your steps and a cost estimate. If you already have an agent under contract, ask them first. Call or text 480-485-4261.
This page is general information, not legal or tax advice. Sources: the Arizona REALTORS Residential Resale Real Estate Purchase Contract (October 2022 form) from Arizona REALTORS; Arizona REALTORS notice of form revisions released November 2025; Arizona REALTORS contract series by K. Michelle Lind, Esq.: Part 5, Disclosure, Part 7b, Inspection Period and Buyer Disapproval and Part 8, Remedies; A.R.S. 11-1133; A.R.S. 33-1260 and A.R.S. 33-1806; A.R.S. 33-422; Maricopa County Recorder FAQs; and Arizona Department of Real Estate Wire Fraud Advisory. All checked 28 October 2026.