6 steps from listing to closing
- Launch the listingSign the listing agreement, prepare your disclosure, photograph the home, and go live on ARMLS.
- Review offersOffers come in on the Arizona REALTORS® Residential Resale Purchase Contract. Review price, terms, financing, and contingencies.
- Open escrowThe buyer deposits earnest money with escrow, often around 1% of the price, and the inspection period begins.
- Inspections and repair requestsThe buyer inspects and reviews your disclosure, claims history, and HOA documents, then sends any repair requests on the BINSR.
- Appraisal and loan approvalThe lender orders an appraisal, the title company completes its search, and the buyer's loan moves to final approval.
- Close of escrowYou sign 1 to 2 business days early, the deed records with the county, and your proceeds are wired.
Key contract deadlines
| Deadline | What happens |
|---|---|
| Within 3 days | You deliver the Seller's Property Disclosure Statement (SPDS). |
| Within 5 days | You deliver a 5-year insurance claims history for the property, or for as long as you've owned it. |
| Day 10 | The buyer's inspection period ends, unless the contract sets a different length. |
| 5 days after the BINSR | You respond to repair requests in writing. Not responding counts as a refusal. |
| Day 30 to 45 | Typical close of escrow. |
Default deadlines in the Arizona REALTORS® Residential Resale Purchase Contract. They can be changed in the contract.
Your disclosure (SPDS)
Arizona sellers must disclose known material facts about the property, and the standard purchase contract requires you to deliver the SPDS. It covers things like past water intrusion, roof condition, HOA disputes, known defects, and insurance claims. Fill it out honestly and completely. Not disclosing a known problem can lead to legal claims after closing.
Insurance claims history
The contract asks for a 5-year claims history. Many sellers provide a CLUE report, which shows insurance claims on the property for the past 7 years. You can order your own report free once a year from LexisNexis. Past claims, especially for water damage, can affect a buyer's ability to get insurance, so it's worth knowing what's on yours before you list.
How escrow works
Arizona is an escrow state. A licensed title and escrow company acts as a neutral third party: it holds the earnest money, runs the title search, coordinates with the lender, prepares closing documents, records the deed, and pays out the funds.
Common questions
Do I need a real estate attorney to sell a house in Arizona?
No. Arizona closings are handled by a title and escrow company. You can hire an attorney for unusual situations, but it isn't required.
When does a seller have to give the SPDS in Arizona?
Under the standard Arizona REALTORS® contract, within 3 days after the contract is accepted, unless the contract says otherwise. I usually have it ready before we list.
Can the buyer back out during the inspection period?
Yes. If the buyer disapproves of items and delivers a cancellation notice before the inspection period ends, the contract cancels and the earnest money goes back to the buyer.
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Fees and tax rules change, so confirm current figures with me, your escrow officer, and your CPA before you rely on them.