These are the questions Ryan hears most from buyers and sellers moving through an Arizona real estate transaction — many for the first time, most navigating a market they’re not yet familiar with. The answers here are specific to Arizona law, Arizona market practice, and the Phoenix East Valley specifically.
Arizona real estate works differently than most states — no attorney closings, a strict AAR purchase contract, comprehensive seller disclosure requirements, and an earnest money process that moves fast. Before you make an offer or list your home, these are the answers you need to understand the process, the costs, and the rules.
Arizona uses a title/escrow company process (not attorneys, as in some states). When your offer is accepted, earnest money goes to the title company within 24–48 hours, and an escrow account is opened. The purchase contract (AAR form) governs the transaction. During the inspection period (typically 10 days), you can inspect the home and negotiate repairs or cancel. After the inspection period, the lender processes the loan, the title company prepares closing documents, and you sign at the title company (in-person or remotely) on or before the closing date.
Arizona is a non-judicial foreclosure state; standard home purchases use the AAR Residential Purchase Contract.
Earnest money is a good-faith deposit paid by the buyer upon contract acceptance, typically deposited with the title company within 24–48 hours of acceptance. In the East Valley, earnest money is commonly 1% of the purchase price (e.g., $5,000 on a $500K home). Earnest money applies toward your down payment or closing costs at close of escrow — it’s not a fee.
Earnest money is at risk of forfeiture if you cancel outside the contract’s contingency periods (inspection period, financing contingency, etc.) without proper notice.
The standard AAR contract provides a 10-day inspection period (negotiable) during which the buyer can conduct any inspections they choose and cancel the contract for any reason by delivering a written cancellation notice before the period expires. Common inspections: home inspection ($400–$600), sewer scope ($100–$200 for older homes), HVAC inspection (advisable in AZ), pool inspection ($150–$300 if applicable).
After the inspection, you can request repairs, accept a credit in lieu of repairs, or cancel. The seller has no obligation to make repairs but must respond to BINSR (Buyer’s Inspection Notice and Seller’s Response).
Arizona law does not require buyer representation, but it is strongly recommended — especially for out-of-state buyers and first-time buyers. In the vast majority of East Valley transactions, the buyer’s agent is compensated by the seller (the seller agrees to pay a buyer agent commission as part of listing the property).
As of 2024 NAR settlement changes, buyers must sign a buyer representation agreement specifying the agent’s compensation before touring homes. Ryan Moxley represents buyers in the East Valley and East Phoenix markets.
A seller concession is an amount the seller agrees to pay toward the buyer’s closing costs, prepaid items, or other buyer expenses. In Arizona, seller concessions are negotiated in the purchase offer and are subject to lender limits (typically 3–6% of purchase price depending on loan type and down payment).
Concessions reduce your out-of-pocket costs at closing without directly reducing the purchase price. Requesting seller concessions is standard practice in the East Valley, especially when a buyer’s cash reserves are tight.
Title insurance protects against defects in a property’s title — undiscovered liens, errors in public records, fraud, or disputed ownership claims. There are two policies: lender’s title insurance (required by virtually all mortgage lenders) and owner’s title insurance (optional but strongly recommended).
In Arizona, the seller typically pays for the owner’s title policy (customary, not required — it can be negotiated). Title companies in Arizona handle the closing, title search, and policy issuance. The one-time premium is typically 0.5–0.7% of the purchase price.
Buyer closing costs in Arizona typically run 2–3% of the loan amount, covering: loan origination fees, appraisal fee ($500–$700), title/escrow fees, prepaid interest, homeowners insurance (first year), and property tax proration.
On a $500K home with 10% down ($450K loan), expect $9,000–$13,500 in closing costs before any seller concessions. Some costs are negotiable with lenders; ask for a Loan Estimate from multiple lenders to compare total costs.
In the current East Valley market (2026), well-priced, professionally marketed homes typically go under contract in 7–30 days. Overpriced homes sit and accumulate stigma. Ryan Moxley’s average days on market runs below the East Valley average.
The full timeline from list to close is typically 37–60 days (7–30 days to get under contract + 30–45 days for the buyer’s loan and escrow process). Cash buyers close in 7–21 days.
The list-to-sale ratio (also called list price to sale price ratio) is the percentage relationship between what a home was listed for and what it sold for. A 99% ratio means the home sold for 99% of its list price. Ryan Moxley’s list-to-sale ratio is 99.2% — indicating that his listings sell very close to their list price, which reflects accurate pricing strategy and effective marketing.
Homes that are overpriced then reduced typically sell at 95–97% of original list — the reduction doesn’t erase the stigma of time on market.
Seller costs in Arizona typically include: real estate commissions (negotiable; the seller pays both the listing agent commission and, in most transactions, a buyer agent commission — total typically 4–6% of sale price); Arizona title/escrow fees (0.5–0.75%); any agreed seller concessions; potential repairs negotiated post-inspection; pro-rated property taxes; and any outstanding HOA fees or transfer fees.
Net proceeds = sale price − mortgage payoff − agent commissions − title/escrow fees − concessions − any repair credits.
Arizona has some of the most comprehensive seller disclosure requirements in the country. Sellers must complete an SPDS (Seller’s Property Disclosure Statement) covering structural, mechanical, legal, environmental, and neighborhood conditions. Material defects must be disclosed even if repaired.
Failure to disclose known material defects is a basis for buyer rescission or damages after close. Arizona is a buyer-beware state in some contexts, but SPDS requirements are serious — consult your agent and potentially a real estate attorney before deciding what to disclose.
Strategic pre-listing repairs typically return more than their cost; cosmetic repairs almost always do. The items that matter most in Arizona: HVAC condition (buyers will flag aging systems; a service or tune-up costs $100–$200 and a service report can satisfy buyer concerns), roof condition (older roofs create inspection anxiety), water heater age (lenders have requirements), and exterior paint/condition (Arizona’s sun is harsh on paint).
Talk to your agent before spending money — some repairs have no ROI in your specific market.
A Homeowners Association (HOA) is a governing body that manages a residential community — enforcing CC&Rs (Covenants, Conditions & Restrictions), maintaining common areas, collecting dues, and managing shared amenities. In the East Valley, nearly all master-planned communities have HOAs. HOA membership is mandatory when you buy in an HOA community — you inherit the governing documents and the fee obligation.
Arizona HOA law is governed by ARS Title 33. Arizona has a state HOA ombudsman through the Arizona Department of Real Estate.
Before closing on an HOA property in Arizona, review: (1) CC&Rs — the governing rules you’ll live by (paint colors, pets, parking, rentals, modifications); (2) Financial statements — is the HOA solvent?; (3) Reserve fund study — is the reserve funded at 70%+ of target? Underfunded reserves suggest future special assessments; (4) Meeting minutes — any pending disputes, complaints, or planned projects?; (5) Pending litigation — are any lawsuits involving the HOA?; (6) Current fee schedule and any pending increases.
Arizona law requires sellers to provide HOA disclosure documents to buyers before closing.
Arizona state law restricts municipalities from banning short-term rentals (STR), but HOAs can prohibit STR in their CC&Rs — and many East Valley master-planned communities do. Always review the CC&Rs specifically for rental restrictions (minimum lease terms, STR prohibition language) before purchasing with STR intent.
Minimum 30-day or minimum 6-month lease terms are common. Ask your agent to verify STR permissibility for any specific community before making an offer.
Arizona’s effective residential property tax rate is approximately 0.7% of assessed value statewide, varying by county and city. In Maricopa County (which encompasses the East Valley), residential properties are assessed at 10% of full cash value for tax purposes. The effective rate on most East Valley residential properties runs 0.6–0.9% of market value depending on city.
Paradise Valley runs approximately 0.5%; Scottsdale 0.7–0.9%; Gilbert, Chandler, Mesa, and Queen Creek 0.7–0.8%. Property taxes are significantly lower than California, Texas, Illinois, or New York equivalents for comparable property values.
Yes — Arizona has a 2.5% flat income tax rate (effective for 2023 and beyond). This is among the lowest flat income tax rates in states that have one. Compared to California’s 9.3–13.3% marginal rates, a $300K earner saves approximately $21,600/year moving to Arizona. Compared to Illinois (4.95%), a $300K earner saves approximately $7,350/year.
Arizona does not tax Social Security income. There is no Arizona estate tax.
Arizona does not have a state real estate transfer tax — one of only a handful of states that doesn’t. The document recording fees at close are minimal (typically $10–$30). This is a meaningful distinction from California (documentary transfer tax), New York (various transfer taxes), and other states where transfer taxes add significant closing cost for sellers.
Arizona’s homestead exemption protects $400,000 of equity in your primary residence from creditors (not from mortgage lenders or voluntary liens). This is not a property tax reduction — Arizona does not have a California-style Prop 13 tax reduction for new buyers.
However, Arizona does have a senior property value protection program (ARS 42-13302) that can freeze the assessed value of a primary residence for qualifying seniors 65+. Consult an attorney for current eligibility requirements.
A real estate agent in Arizona holds a license issued by the Arizona Department of Real Estate (ADRE). A REALTOR® is a licensed agent who is also a member of the National Association of REALTORS® (NAR) and adheres to its Code of Ethics. Ryan Moxley is a licensed REALTOR® (ADRE SA643872000) with My Home Group, one of the largest independent brokerages in Arizona.
Visit the Arizona Department of Real Estate website (azre.gov) and use the license lookup tool to verify any agent’s license status, license number, license type, and whether they have any disciplinary history. Ryan Moxley’s license number is SA643872000.
Dual agency occurs when the same agent (or brokerage) represents both the buyer and the seller in the same transaction. In Arizona, dual agency is legal but must be disclosed and consented to in writing by both parties. Buyers and sellers should understand that a dual agent cannot fully advocate for either party’s interests — they must remain neutral.
Many experienced buyers choose to have their own independent buyer’s agent rather than work through the listing agent.
Real estate agent commissions in Arizona are paid at close of escrow from the seller’s proceeds. Following the 2024 NAR settlement, sellers negotiate their own listing agent’s commission separately from any buyer agent commission. Sellers may or may not offer buyer agent compensation. Buyers must sign a buyer representation agreement with their agent specifying compensation terms before touring homes.
In practice, many East Valley transactions still involve the seller agreeing to compensate the buyer’s agent — your agent will advise you on current market norms.
The MLS (Multiple Listing Service) in the Phoenix area is ARMLS (Arizona Regional Multiple Listing Service) — one of the largest MLS databases in the country by transaction volume. When Ryan Moxley lists your home, it is entered into ARMLS, which feeds Zillow, Realtor.com, Redfin, and hundreds of other buyer-facing platforms simultaneously.
ARMLS access is restricted to licensed, REALTOR®-member agents — buyers access data through platforms fed by ARMLS.
Arizona uses a title company (not attorneys) for closings. The title company acts as a neutral third party: they hold earnest money in escrow, conduct the title search, issue title insurance, prepare closing documents, collect and disburse funds, and record the deed with the county recorder. Closing can happen in person at the title company or remotely (e-signing + wire transfer).
Buyers wire closing funds to the title company 1–2 days before closing — always confirm wire instructions by phone with a known number (wire fraud targets real estate closings specifically). Keys are typically exchanged when the deed records with the county, usually on the closing date.
Every Arizona transaction is different. Send your question and Ryan will get back to you directly — no pressure, no sales pitch.