Arizona process · buyer view

The Arizona Home-Buying Process: Your Step-by-Step Checklist

This checklist walks first-time Arizona buyers through every step of buying a home, from getting pre-approved to picking up the keys.

Reading as buyer. Switch to seller

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

Before you tour homes you line up money, sign a buyer agreement with your agent, and learn what Arizona buyers should investigate.

  1. Get pre-approved for a mortgage

    LenderBefore you start touring homes

    Contact 2-3 lenders and compare loan terms, interest rates, and closing cost estimates. Send them your tax returns, recent pay stubs, and bank statements. A pre-approval letter shows sellers you are a serious buyer.

    You'll need

    • W-2s (last 2 years)
    • Pay stubs (last 30 days)
    • Bank statements (last 2 months)
    • Photo ID

    Cost: $0

  2. Set a budget for down payment and closing costs

    YouBefore making any offers

    Plan for your down payment plus closing costs like lender fees, escrow fees, title insurance, and recording fees. Arizona has no state real estate transfer tax, so your closing costs are a bit lower than in many other states.

    Cost: varies

  3. Sign a written buyer-broker agreement with your agent

    Your agentBefore touring any MLS-listed home

    Since August 17, 2024, NAR settlement rules require a written buyer-broker agreement before your agent can show you any home listed on the MLS. In Arizona that is usually the AAR Buyer-Broker Exclusive Employment Agreement (BBEA), and it must spell out what services your agent will provide and how they get paid.

    You'll need

    • Photo ID

    Cost: $0

  4. Sign the agency disclosure at first substantive contact

    Your agentAt first substantive discussion of a property

    Arizona requires your agent to give you a written agency disclosure at the first real discussion about a specific property. It tells you whether they represent you, the seller, or both as a limited agent. Read it and make sure it matches what you expect.

    Cost: $0

  5. Read the AAR Buyer Advisory

    Your agentEarly in the home search

    The Arizona Association of Realtors publishes the Buyer Advisory, which lists property issues you should investigate during due diligence. It covers things like roof and electrical condition, environmental hazards, water rights, and even how to check the public sex offender registry on your own.

    Cost: $0

  6. Tour homes and choose one to make an offer on

    Your agentOnce pre-approved and under buyer-broker agreement

    Visit homes that fit your budget, location, and must-have list. Take notes and photos so you can compare them later. When one feels right, talk to your agent about pulling recent sale prices nearby so you know what to offer.

    Cost: $0

Phase 2 of 7 · typically 1-7 days

Offer

You and your agent decide on price and terms, then send a written offer using the standard Arizona purchase contract.

  1. Review the AAR Resale Real Estate Purchase Contract

    Your agentBefore submitting your offer

    Most Arizona resale homes are bought using the AAR Resale Real Estate Purchase Contract (often called the AAR RPC). It sets the inspection period, financing terms, and how the seller delivers disclosures. Read every page with your agent before signing.

    Cost: $0

  2. Decide on your offer price and earnest money

    Your agentRight before submitting your offer

    Your agent will pull recent sales of similar homes nearby so you can pick a competitive price. You will also decide how much earnest money to put down, which is the deposit that shows the seller you are serious. In Arizona this typically runs 1-3 percent of the price.

    Cost: varies

  3. Confirm how your agent will be paid

    Your agentBefore submitting your offer

    Arizona requires licensees to disclose the source, nature, and amount of any compensation they receive on your transaction. Make sure the purchase contract or a side agreement clearly shows where your agent's fee comes from — you, the seller, or a mix — before you submit the offer.

    Cost: $0

  4. Submit your written offer to the seller

    Your agentAfter contract is signed by buyer

    Your agent sends the signed contract, your pre-approval letter, and proof of funds to the listing agent. The seller can accept, reject, or send back a counter-offer. Be ready to respond quickly because most offers have a short response deadline.

    You'll need

    • Signed purchase contract
    • Pre-approval letter
    • Proof of funds

    Cost: $0

Phase 3 of 7 · typically 1-7 days

Under Contract

Your offer is accepted. You open escrow, deliver earnest money, and start collecting the seller's disclosures.

  1. Open escrow with a title company

    Escrow / titleWithin 1-2 days of acceptance

    In Arizona, an escrow officer at a title company holds the money and paperwork until closing. Your agent sends the signed contract to the chosen escrow company, which then opens a file and sends you wiring instructions for your earnest money.

    You'll need

    • Fully signed purchase contract

    Cost: $0

  2. Wire earnest money to escrow

    YouWithin the deposit window in the contract (typically 1-3 days)

    Send your earnest money deposit to escrow using only wiring instructions you confirmed by phone with the title company. Arizona rules require the brokerage to deposit any earnest money it receives into a trust account within three banking days, so don't delay.

    You'll need

    • Wire confirmation

    Cost: varies

  3. Receive the Seller Property Disclosure Statement (SPDS)

    Seller's sideWithin 5 days of contract acceptance (per AAR RPC)

    The SPDS is a multi-page form where the seller lists what they know about the home — defects, repairs, environmental issues, and more. The AAR Resale RPC requires the seller to deliver it shortly after acceptance. Read it carefully because it shapes the questions your inspector should focus on.

    Cost: $0

  4. Request the HOA resale disclosure package if the home is in an HOA

    Seller's sideWithin 5 days of seller's written request to HOA

    If the home is in a planned community or condo, Arizona law requires the HOA to deliver a resale disclosure package within five days of a written request. The package includes the CC&Rs, bylaws, rules, current budget, and recent financials so you can see fees and any pending special assessments.

    Cost: varies

  5. Get the Affidavit of Disclosure if the property is unincorporated rural land

    Seller's sideAt least 7 days before closing

    If you are buying land or a home in an unincorporated area of Arizona, the seller is required to deliver a signed Affidavit of Disclosure at least seven days before closing. It covers legal road access, available utilities, water source, and other rural-specific issues. Read it before the inspection deadlines pass.

    You'll need

    • Signed Affidavit of Disclosure

    Cost: $0

Phase 4 of 7 · typically 10 days (default in AAR RPC)

Inspection

You use Arizona's inspection period to investigate the home and negotiate repairs or credits before your contingency expires.

  1. Hire a licensed home inspector

    InspectorWithin the first few days of the inspection period

    Schedule a general home inspection as soon as the contract is accepted. The AAR Resale RPC gives you an inspection period, typically 10 days, to inspect anything you want and decide whether to move forward. Try to attend at least part of the inspection so you can ask questions in person.

    Cost: $400-600 typical

  2. Order a Wood-Destroying Insect Inspection Report (WDIIR)

    InspectorDuring the inspection period

    Arizona's climate means termites and other wood-destroying bugs are common, so a WDIIR is near-universal in Arizona transactions. Your lender may also require one. Order it during the inspection period so any active infestation can be treated before closing.

    Cost: $50-150 typical

  3. Check the water situation, especially outside city limits

    YouDuring the inspection period

    Inside an Active Management Area (Phoenix, Tucson, Prescott, Pinal, or Santa Cruz), groundwater use is regulated and new homes need a 100-year assured water supply. Outside those areas, the home may rely on a private well with no guaranteed long-term supply. Ask the seller and your agent for the water source and any well or supply paperwork.

    You'll need

    • Well records (if applicable)
    • Water supply statement

    Cost: varies

  4. Confirm the pool barrier meets Arizona's safety law

    InspectorDuring the inspection period

    If the home has a swimming pool, Arizona law requires a barrier at least five feet high, with no openings larger than four inches and a self-closing, self-latching gate. The seller's SPDS should answer whether the pool complies. If not, plan for repairs or a credit before closing.

    Cost: varies

  5. Review the lead-based paint disclosure for any pre-1978 home

    Seller's sideBefore signing the contract or during the federal 10-day lead test period

    Federal law requires sellers of homes built before 1978 to give you the EPA pamphlet 'Protect Your Family from Lead in Your Home' and disclose any known lead-based paint. You also get 10 days by default to test for lead paint if you want to. Arizona does not add extra rules, but the federal one applies fully here.

    You'll need

    • EPA Lead Pamphlet
    • Lead-based paint disclosure form

    Cost: $0

  6. Negotiate repairs or credits before the inspection period ends

    Your agentBefore the inspection period ends

    Once you have all the inspection reports, your agent sends the seller a written request for repairs, a price reduction, or closing-cost credits. The seller can accept, reject, or counter. If you cannot agree, you can usually cancel the contract during the inspection period and get your earnest money back.

    You'll need

    • Inspection report
    • Repair request

    Cost: $0

Phase 5 of 7 · typically 2-4 weeks

Loan and Appraisal

Your lender finishes the loan and orders an appraisal to confirm the home is worth what you agreed to pay.

  1. Submit your final loan application

    LenderWithin a few days of acceptance

    Send your lender the signed purchase contract and any new pay stubs, bank statements, or tax documents they ask for. They will start full underwriting, which is a deeper review than your pre-approval. Respond quickly to any document requests — a slow reply can delay closing.

    You'll need

    • Signed purchase contract
    • Updated pay stubs
    • Updated bank statements

    Cost: $0

  2. Order the appraisal

    LenderWithin first 1-2 weeks under contract

    The lender orders an independent appraiser to confirm the home's market value. You usually pay for the appraisal up front. If it comes in lower than your offer, you can renegotiate, bring more cash to closing, or, depending on your contract, walk away.

    Cost: $500-800 typical

  3. Lock your interest rate

    LenderAfter contract acceptance, before closing

    Once your contract is signed and you know your closing date, ask your lender to lock your interest rate. A rate lock protects you if rates go up before closing. Pay attention to how many days the lock lasts so it does not expire before you close.

    Cost: $0

  4. Get a homeowners insurance quote and bind a policy

    YouAt least 1-2 weeks before closing

    Lenders require proof of homeowners insurance before they will fund your loan. Shop at least 2-3 carriers and choose a policy that starts on or before the closing date. Send the binder and proof of payment to your lender and escrow.

    You'll need

    • Insurance binder
    • Proof of first-year premium payment

    Cost: $800-2,000/year typical

  5. Confirm whether FIRPTA withholding applies to the seller

    Escrow / titleBefore closing

    If the seller is a foreign person under federal tax rules, you as the buyer may have to withhold a percentage of the sale price and send it to the IRS. The standard rate is 15 percent, but it drops to 10 percent or zero in some price ranges and if the home will be your primary residence. Escrow usually handles this, but make sure they have a signed non-foreign person certification or a withholding plan.

    You'll need

    • FIRPTA certification or withholding documents

    Cost: varies

Phase 6 of 7 · typically 3-7 days before closing

Pre-Closing

You do the final walk-through, review your Closing Disclosure, and get cash and signatures ready.

  1. Schedule the final walk-through

    Your agentWithin 3-5 days before closing

    Within a few days of closing, walk through the home with your agent to confirm the seller's repairs were done, agreed-on items are still there, and the home is in the same condition as when you offered. Bring your phone to photograph anything that looks off.

    You'll need

    • Inspection report
    • Repair receipts

    Cost: $0

  2. Review your Closing Disclosure carefully

    LenderAt least 3 business days before closing

    Your lender must send you a Closing Disclosure at least three business days before closing. It shows your final loan terms, monthly payment, and every closing cost. Compare it line by line to your Loan Estimate and ask your lender about any number that surprises you.

    You'll need

    • Loan Estimate (for comparison)
    • Closing Disclosure

    Cost: $0

  3. Review the escrow settlement statement

    Escrow / title1-3 days before closing

    Escrow will send a settlement statement showing exactly how much you need to bring to closing. Arizona has no state real estate transfer tax, but you will still see escrow fees, title insurance, lender fees, prepaid taxes, and recording fees. Confirm the cash-to-close number matches your Closing Disclosure.

    You'll need

    • Settlement statement

    Cost: varies

  4. Wire your cash to close to escrow

    You1-2 business days before closing

    Call escrow on a verified phone number to confirm wire instructions, then send the exact amount on your settlement statement. Wire fraud is common in real estate, so never trust wiring instructions that come only by email. Most lenders require funds to arrive at escrow at least one business day before closing.

    You'll need

    • Verified wire instructions
    • Government-issued ID

    Cost: $15-50 (wire fee)

  5. Set up utilities and address changes for the closing date

    You1-2 weeks before closing

    Call the electric, water, gas, internet, and trash providers to start service in your name on the closing date. Update your driver's license address, forward your mail through USPS, and tell your bank and employer once you have a key date locked in.

    Cost: varies

Phase 7 of 7 · typically 1-3 days

Closing

You sign final paperwork at escrow, the deed records, and you take possession of the home.

  1. Sign closing documents at escrow

    Escrow / titleOn or just before the closing date

    At your closing appointment with the escrow officer you will sign the deed of trust, promissory note, and other final documents. Bring a government-issued photo ID. Read everything before signing and ask the escrow officer to explain any document that is not clear.

    You'll need

    • Government-issued photo ID
    • Cashier's check for any remaining amount

    Cost: $0

  2. Wait for the deed to record with the county

    Escrow / titleSame day or 1 day after signing

    After both sides sign and the lender funds the loan, escrow sends the deed to the county recorder. In Arizona, the sale is officially closed when the deed records, not when you finish signing. Recording fees are charged by the county and are part of your closing costs.

    Cost: $30-100 typical (recording fees)

  3. Get your keys and possession of the home

    Your agentImmediately after recording

    Once the deed records, your agent or the listing agent will deliver keys, garage remotes, and any HOA fobs or codes. Confirm in writing what time you can take possession — possession is usually at recording but your contract may set a different time.

    Cost: $0

  4. Save your closing records for taxes and resale

    YouWithin a few days after closing

    Keep a digital and paper copy of your signed Closing Disclosure, settlement statement, deed, title insurance policy, and all inspection reports. You will need them for your taxes, future refinancing, and when you eventually sell the home. Arizona brokerages keep their own copies for five years, but your records should last as long as you own the home.

    You'll need

    • Closing Disclosure
    • Settlement statement
    • Recorded deed
    • Title insurance policy

    Cost: $0

Sources

  1. [1] A.R.S. §32-2155 Compensation Disclosure
  2. [2] NAR Settlement Practice Changes FAQ
  3. [3] A.R.S. §32-2155 Disclosure of Compensation
  4. [4] NAR Settlement Practice Changes
  5. [5] A.R.S. §33-422 Affidavit of Disclosure
  6. [6] IRS FIRPTA Withholding on Dispositions of U.S. Real Property
  7. [7] IRS Form 8288 FIRPTA Withholding
  8. [8] A.R.S. §45-401 Arizona Groundwater Management Act
  9. [9] A.R.S. §33-422 Affidavit of Disclosure
  10. [10] A.R.S. §33-422 Affidavit of Disclosure
  11. [11] A.A.C. R4-28-1150 Trust Account and Record Keeping
  12. [12] A.R.S. §32-2174 Trust Accounts
  13. [13] A.A.C. R4-28-1101 Agency Disclosure Timing
  14. [14] A.R.S. §33-1806 Planned Community Resale Disclosure
  15. [15] A.R.S. §33-1260 Condominium Resale Disclosure
  16. [16] HUD Lead-Based Paint Requirements
  17. [17] EPA Lead Disclosure for Real Estate
  18. [18] A.R.S. §13-3827 Sex Offender Registry
  19. [19] Arizona Department of Revenue - Transaction Privilege Tax
  20. [20] A.R.S. §11-1134 Recording Fees
  21. [21] A.R.S. §36-1681 Swimming Pool Barriers
  22. [22] Arizona Department of Agriculture Structural Pest Control

Last updated May 15, 2026