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Buyer Education • Updated July 2026

Arizona Buyer's Agent Guide 2026: The NAR Settlement, Buyer Representation Agreements & How to Choose Your Agent

Everything changed in August 2024. Here's what every Arizona home buyer needs to know about working with a buyer's agent in 2026 — the rules, the value, and how to protect yourself.

Aug 2024
NAR Settlement Effective
$18,000+
Avg Agent Value Delivered
10 Days
AZ Inspection Window (BINSR)
$806,500
2026 Conforming Loan Limit AZ

The NAR Settlement — What Changed in August 2024 and Why It Still Matters in 2026

On August 17, 2024, the National Association of REALTORS® (NAR) settlement fundamentally restructured how buyers work with agents across the United States — including in Arizona. If you're buying a home in 2026 and haven't had this explained to you, you need to understand it before you start touring properties.

The old system worked like this: when a seller listed their home, they agreed upfront to pay a total commission — typically 5–6% of the sale price. The listing agent kept roughly half (2.5–3%) and offered the other half to whatever buyer's agent brought the buyer. Buyers were represented at no direct cost to them, and many buyers had no idea their agent was being paid at all. The compensation structure was published on the MLS for every listing.

The settlement changed several things simultaneously:

  • MLS compensation offers banned: Buyer's agent compensation can no longer be advertised on the MLS. Sellers can still offer to pay buyer's agent fees, but it's done outside the MLS — in the listing remarks, in a separate document, or negotiated between agents.
  • Buyer Representation Agreements required: Before a NAR-member agent (which includes virtually every licensed REALTOR® in Arizona) can show a buyer any property, they must have a signed written Buyer Representation Agreement (BRA) specifying their compensation.
  • Compensation must be negotiated upfront: The BRA locks in what the buyer's agent earns. If the seller offers less than that amount — or nothing — the buyer and agent must address the gap.
Bottom Line for Arizona Buyers in 2026

Most sellers in Arizona still offer buyer's agent compensation — especially on resale homes priced above $300,000 and on virtually all new construction. The difference from pre-August 2024 is transparency: you now know what your agent earns before you sign anything, and the agent must disclose it to you. That's actually a better system for buyers who pay attention to it.

The Arizona Association of REALTORS® Buyer-Broker Agreement (AAR BBA)

In Arizona, the standard Buyer Representation Agreement is the AAR Buyer-Broker Agreement (BBA), published by the Arizona Association of REALTORS®. Here is what the document covers and what you need to understand about each section before you sign:

Duration and Geographic Scope

The BBA specifies a start and end date — how long the agent represents you. It also specifies the geographic area (typically "Phoenix metro" or a list of cities) and the types of property covered (residential; multi-family; land; etc.). Be careful about signing open-ended agreements with very long durations if you're not yet committed to a specific agent. A 90-day to 180-day BBA is reasonable to start; you can always extend.

Compensation Structure

This is the heart of the BBA. You'll see one of three structures in Arizona in 2026:

  • Flat fee: A fixed dollar amount (example: $12,000) regardless of purchase price.
  • Percentage of purchase price: Typically 2–3% of the purchase price. At $450,000, a 2.5% fee = $11,250.
  • Percentage of loan amount: Less common; tied to the financed amount rather than the full price.

The compensation in the BBA is what the buyer's agent expects to earn. If the seller offers that amount or more, you (the buyer) pay nothing additional — the seller's offered compensation satisfies the BBA. If the seller offers less, the buyer must make up the difference. This is where negotiation happens: often, the solution is a higher purchase price with the seller crediting the buyer for buyer's agent compensation, effectively folding it into the mortgage.

Termination Provisions

A well-drafted BBA has a clear termination clause. Most allow termination by mutual agreement. Some have provisions for termination with notice (e.g., 5 business days written notice). Make sure you understand how to exit the agreement if the relationship isn't working before you sign — ask your agent about this directly.

Ryan Moxley's Practice with the BBA

Ryan reviews the AAR BBA with every buyer in a dedicated 30-minute consultation before any property is toured. He explains exactly how he is compensated, what the seller's typical offer is in the current market segment you're shopping, how gaps will be handled, and your options if the relationship doesn't work out. There are no surprises — that's the point of the new system.

What a Buyer's Agent Actually Does in Arizona — The Complete Breakdown

This is the section most buyers don't know because most buyers have never bought a home without an agent. Understanding what a skilled Arizona buyer's agent does is the best argument for why the fee is justified — and often a bargain.

Phase 1: Pre-Search (Before You See a Single House)

Mortgage Pre-Approval Guidance and Lender Introductions

Ryan's first action with any new buyer client is a conversation about financing — even if the buyer thinks they have it handled. There's a meaningful difference between a pre-qualification (a quick income/asset conversation) and a full pre-approval (credit pulled, income verified, assets documented, underwriter-reviewed). In competitive Phoenix metro submarkets — North Scottsdale, Gilbert, Chandler — sellers routinely reject offers with pre-qualification letters in favor of fully-underwritten pre-approval letters. Ryan's lender network includes multiple Arizona-licensed lenders who specialize in different buyer profiles:

  • First-time buyers qualifying for ADOH HOME Plus DPA (down payment assistance)
  • Veterans qualifying for VA loans (Luke AFB, Davis-Monthan buyers)
  • Self-employed buyers needing bank-statement or DSCR qualification
  • High-net-worth buyers with complex income (equity comp, multiple businesses)
  • Buyers with credit challenges needing 60–90 days of rapid score improvement

ADOH HOME Plus Introduction for Qualifying Buyers

Many buyers who qualify for Arizona's primary down payment assistance program — the ADOH HOME Plus program — don't know it exists. Ryan introduces all buyers with household incomes under $122,100 to the HOME Plus program before their search begins. At 5% DPA on a $434,000 FHA loan, this is $21,700 in forgivable grant money — a massive difference for buyers who don't have savings for a full down payment. Lender selection matters here: not every Arizona lender is a HOME Plus-approved lender.

MLS Search Setup — Not Zillow

This is important: Ryan sets buyers up with a direct MLS search, not a Zillow/Realtor.com/Redfin feed. The MLS (ARMLS in the Phoenix metro) has the same data agents see — including data that consumer portals omit or delay. In a fast-moving market, properties can go under contract within 24–72 hours of listing. An MLS-direct search sends alerts in real time; Zillow can lag by hours or even days. In Queen Creek, San Tan Valley, and North Phoenix — active new construction and resale markets — this timing difference costs buyers properties.

Market Education and Zillow Recalibration

Arizona is a non-disclosure state, meaning sale prices are not public record. Buyers who come to Ryan using Zillow Zestimates as their pricing anchor are often using badly wrong numbers. Because Zillow cannot access actual sale prices in AZ (only list prices and MLS data that agents voluntarily report), Zillow's estimate accuracy in Arizona is among the worst in the country. Ryan's 30–60 minute buyer consultation resets expectations based on actual recent sale data from the MLS — preventing buyers from making offers that are either too high (overpaying) or too low (unrealistic and losing competitive situations).

Phase 2: Active Search

Off-Market and Coming-Soon Access

Ryan's long-standing network of Phoenix metro listing agents, builders, and active investors gives buyer clients early access to properties that haven't hit the MLS yet. "Coming soon" listings — properties that are listed on the MLS but can't be shown for 7 days — are accessible for private showings to buyer's agents whose clients have signed BRAs. Off-market pocket listings are a small but real category in the Scottsdale, Paradise Valley, and Arcadia markets, where sellers with high-value properties sometimes prefer discreet sales over public listings.

Property Assessment and Due Diligence During Showings

A skilled buyer's agent doesn't just unlock doors and generate enthusiasm. Ryan's showings include objective assessment of:

  • Days on market (DOM) relative to neighborhood average — a property at 60+ DOM in a 21-day-average-DOM market warrants scrutiny
  • Price history — was this listed higher and reduced? Multiple reductions signal potential issues
  • Prior sale history (visible in MLS; not available to the public in AZ) — did the last buyer back out after inspection?
  • Neighborhood context — traffic patterns, commercial encroachment, HOA condition, deferred maintenance on neighboring properties
  • Arizona-specific structural flags: clay tile roof age; stucco condition at penetrations; HVAC age (R-22 units are a cost flag); pool equipment condition; lot drainage; caliche impact on landscaping plans

New Construction — Why Buyers Need Representation There Too

One of the most common mistakes Arizona buyers make is walking into a builder's sales office without a registered buyer's agent, assuming they'll save money by cutting out the agent. This is almost never true. Builders price their homes to include buyer's agent compensation — if you don't bring an agent, the builder keeps that money. What the builder's sales agent does not do is represent your interests. The on-site agent is a builder employee with fiduciary duty to the builder. Ryan has negotiated meaningful concessions — closing cost assistance, upgrade allowances, lot premiums waived — on behalf of buyers at builders including Taylor Morrison, Toll Brothers, Shea Homes, K. Hovnanian, Lennar, Meritage, and Pulte in the Phoenix metro that self-represented buyers did not receive.

Warning: Register Your Agent Before Your First Builder Visit

Most Phoenix metro builders have a "first registration wins" policy. If you visit the sales office before registering your buyer's agent, you may lose your right to representation for that community entirely — even if you later hire Ryan. Always contact Ryan before your first builder visit so he can register you.

Phase 3: Offer and Negotiation

Comparative Market Analysis (CMA) Before Every Offer

Before submitting any offer, Ryan runs a full comparative market analysis on the subject property. This is a deep data analysis of recent sales (typically within 0.5 miles and within the past 90 days, adjusted for square footage, lot size, condition, and features) to determine the defensible value range for the property. The CMA serves two purposes: (1) prevents buyers from overpaying in a competitive offer situation, and (2) provides data for negotiating price reductions if the property appraises below the agreed price — something Ryan proactively manages by ensuring contract price is supportable by comparables.

Offer Strategy in Arizona's Competitive Markets

Offer strategy in the Phoenix metro in 2026 varies significantly by submarket, price band, and current inventory levels. Ryan's offer toolkit includes:

  • Earnest money sizing: Standard is $1,000–$2,500 minimum, but in competitive North Scottsdale and Gilbert markets, $5,000–$20,000 is common and signals seriousness; Ryan advises on the right amount by price point
  • Escalation clauses: Automatically increases the offer price up to a stated maximum if competing offers are received; used selectively because they show the buyer's ceiling
  • Closing cost contribution requests: Asking seller to contribute toward buyer's closing costs (2–3% of purchase price) is common on new construction and appropriate in softer resale markets; changes the effective net price
  • Contingency strategy: In AZ, the standard AAR purchase contract contains inspection, appraisal, and loan contingencies; in very competitive situations, buyers sometimes waive the appraisal contingency (risky; Ryan walks through the specific risk before recommending)
  • Personal property inclusions: Refrigerators, washers, dryers, and window treatments are personal property in AZ (not fixtures); must be explicitly included in the contract to convey

SPDS Review — The Arizona Seller Disclosure

Arizona requires sellers of resale residential property to complete a Seller Property Disclosure Statement (SPDS) per ARS §33-422. The SPDS covers: known defects; HOA information; permit status of additions and improvements; utility costs; insurance claims history; environmental conditions (underground storage tanks, soil contamination); flood zone status; and water source/quality. Ryan reads every SPDS carefully and flags items that warrant specific inspection or negotiation before or after the inspection period.

Phase 4: Inspection and BINSR Negotiation

The inspection process in Arizona is structured around one of the most buyer-friendly documents in the country — the BINSR (Buyer's Inspection Notice and Seller's Response). Understanding this process is one of the highest-value things a buyer's agent provides.

The BINSR Process — Arizona's Unique Inspection Resolution System

  • Inspection period: 10 calendar days from contract acceptance (the date the last party signs the contract). During this time, the buyer has the right to inspect the property with any inspector or contractor of their choice — and to cancel and receive a full earnest money refund for any reason or no reason at all.
  • BINSR delivery: Before the inspection period expires, the buyer's agent delivers the BINSR to the seller. The BINSR has three possible positions: (A) Buyer accepts property as-is; (B) Buyer requests specific repairs or credits; (C) Buyer cancels the contract.
  • Seller's response window: 5 calendar days to respond. The seller can: agree to all items; agree to some and decline others; offer a cash credit in lieu of repairs; or decline all items.
  • Buyer's decision after seller response: If the seller declines all requested repairs, the buyer can proceed as-is, counter-offer, or cancel and receive their full earnest money back. This is a very strong buyer protection.

Ryan's value in the BINSR process is substantial. He helps buyers prioritize which items to request (not every minor item deserves a line on the BINSR — requesting 47 trivial items signals an unreasonable buyer and damages negotiating credibility), determine whether to request repairs vs. a cash credit (cash credits are often better — the buyer chooses the contractor), and understand which items sellers in the current market are likely to address vs. reject.

Arizona-Specific Inspection Items That Buyers Miss Without a Knowledgeable Agent

  • Post-tension slabs: Common in Phoenix metro construction from the 1980s–2000s. Post-tension slabs have steel cables under tension running through the concrete. Drilling into a post-tension slab for a new pool, plumbing penetration, or anchor bolt can sever the cables — a catastrophic and extremely expensive structural failure. Always confirm with a structural engineer before any penetration of a post-tension slab.
  • R-22 refrigerant HVAC systems: R-22 (Freon) was phased out as of January 1, 2020. Systems that use R-22 can no longer be serviced with new refrigerant — only reclaimed R-22 is available at very high cost. An older AC unit using R-22 is effectively at end of life. In Phoenix, where HVAC failure in summer can be life-threatening, an aging R-22 system is a significant cost flag — replacement is $6,000–$12,000+.
  • Caliche: A calcium carbonate hardpan layer found throughout the Phoenix desert. Caliche depth varies widely and can complicate irrigation systems, pool excavation, tree planting, and French drain installation. Always ask about caliche if pool installation or significant landscaping is planned.
  • Stucco at penetrations: Arizona stucco construction is generally well-suited to the dry climate, but the highest-risk water intrusion points are around penetrations — windows, doors, utility pipes, electrical boxes, and HVAC line sets. Stucco cracks at these points allow the occasional monsoon rain to infiltrate and cause hidden moisture damage. A thermal imaging inspection (infrared camera) is worth the additional cost on stucco homes.
  • Federal Pacific and Zinsco electrical panels: Both brands have documented fire risk from breakers that fail to trip under fault conditions. They are found in Phoenix-area homes built between the 1950s and 1980s. Most insurance companies will not insure homes with these panels or will charge significantly higher premiums. Replacement runs $3,000–$6,000.
  • Pool equipment age and condition: Phoenix pools run 8–10 months per year. A pool pump, filter, heater, and automation system that's 15+ years old is approaching end of life. Full pool equipment replacement is $5,000–$15,000+ depending on whether a heater/heat pump is included.
  • HVAC age and condition: In Phoenix's extreme heat (120°F+ possible), HVAC is not optional. Standard useful life for a Phoenix AC unit is 12–15 years. An inspection that notes a 14-year-old AC unit without a recent service record should be flagged as a near-term capital cost.

Inspector Referrals — No State Licensing for AZ Home Inspectors

Arizona is one of the few states that does not license home inspectors at the state level. This means anyone can call themselves a home inspector. Ryan's recommended inspectors hold ASHI (American Society of Home Inspectors) or InterNACHI certification — the industry credentials that indicate real training and accountability. Ryan's inspector roster also includes specialists: pool inspectors, structural engineers for post-tension slab review, pest and termite inspectors (ARS-licensed; subterranean termites are active throughout the Phoenix valley), roof inspectors, and HVAC specialists.

Phase 5: Under Contract Through Closing

Title Company Coordination

Arizona is a title company state — escrow is held by a title company (not an attorney, as in some Eastern states). The title company handles: holding earnest money; conducting a title search for liens and encumbrances; issuing title insurance; preparing closing documents; managing the wire transfer of funds at closing; and coordinating the recording of the deed with the county recorder. Ryan has preferred title company relationships (Fidelity National Title, Chicago Title, and several independent Phoenix metro companies) with expedited service, competitive settlement fee rates, and excellent communication protocols.

Arizona Is a Dry Funding State

This is one of the most important procedural facts for Arizona buyers who have purchased homes in other states. In Arizona, closing day = recording day = keys day. There is no gap between the day the lender wires the funds and the day the deed records with the county. On closing day, the buyer signs documents in the morning, the title company confirms lender funding, and recording happens electronically with Maricopa County (or Pinal, Pima, etc.) the same day. Once confirmation of recording is received, the title company releases keys. In most cases, buyers have their keys by early-to-mid afternoon on closing day. This is different from "wet funding" states (like California) where there can be a 24–48 hour gap between signing and keys.

HOA Disclosure Review Under ARS §33-1806

For homes in HOA-governed communities (which represents a very large percentage of Phoenix metro residential property), the seller is required by ARS §33-1806 to provide the buyer with HOA disclosure documents within 10 days of contract acceptance. These documents include:

  • Current CC&Rs (Covenants, Conditions, and Restrictions)
  • HOA bylaws and rules
  • Current HOA budget and financials
  • Most recent meeting minutes
  • Reserve fund study and current reserve fund balance
  • Any pending special assessments (additional charges beyond regular dues)
  • Any violations or notices on the property

Ryan reviews all HOA documents with buyers and flags: underfunded reserve funds (a predictor of special assessments); pending litigation; rules that affect the buyer's intended use (short-term rentals, home businesses, vehicle storage, exterior modifications); and any restrictions that conflict with the buyer's lifestyle or plans.

Appraisal Management and Low-Appraisal Strategy

When a property's agreed purchase price is above what the appraiser determines as fair market value (a "low appraisal"), the buyer has several options — all of which Ryan navigates proactively:

  • Renegotiate the price: Request the seller reduce the price to the appraised value; seller can decline.
  • Appraisal gap coverage: Buyer agrees to pay the difference between appraised value and purchase price in cash (above the mortgage amount). This is sometimes negotiated into the original offer in hot markets.
  • Dispute the appraisal: Ryan can provide the appraiser with additional comparable sales data (the appraiser is required to consider it); sometimes reverses a low appraisal.
  • Cancel: If the contract has an appraisal contingency (standard in AZ), the buyer can cancel and receive full earnest money return if the property doesn't appraise.
$8,500 Avg CMA prevents overpay
$6,200 Avg BINSR repair credit won
$3,800 Avg closing cost negotiation

Buyer's Agent Value at Different Price Points in Arizona

The table below illustrates the buyer's agent value proposition across different purchase price tiers in the Phoenix metro. The key insight is that the agent's delivered value — in prevented overpayment, negotiated repairs, and closing cost assistance — typically exceeds the agent's compensation fee by a significant margin.

Price Point / Submarket Buyer Agent Comp (Seller-Offered, Typical) Key Agent Value at This Level Risk Without Agent (1–10) CMA Prevents Overpay ($, Typical) BINSR Repair Credit Won ($, Typical) Total Agent Value ($, Conservative)
$350,000 — Entry FTP (Avondale, Surprise) 2.5–3% / ~$8,750–$10,500 HOME Plus DPA intro; inspection priority; competition strategy 8/10 $5,000–$12,000 $3,000–$7,000 $15,000–$25,000
$450,000 — East Valley FTP (Mesa, Gilbert) 2.5–3% / ~$11,250–$13,500 CMA precision; BINSR negotiation; inspection referrals 7/10 $6,000–$15,000 $4,000–$9,000 $17,000–$30,000
$550,000 — Mid-Market (Chandler, North Tempe) 2.5–3% / ~$13,750–$16,500 Builder negotiation; HOA review; post-tension slab flag 7/10 $8,000–$18,000 $5,000–$12,000 $20,000–$38,000
$700,000 — Move-Up (N. Scottsdale entry, Tempe) 2.5–3% / ~$17,500–$21,000 Off-market access; luxury submarket pricing data; SPDS interpretation 8/10 $12,000–$25,000 $7,000–$18,000 $28,000–$55,000
$1,000,000 — Luxury Entry (Scottsdale, PV Village) 2–2.5% / ~$20,000–$25,000 Luxury-specific comps; title clean; pool/guest house disclosure 8/10 $20,000–$45,000 $10,000–$25,000 $40,000–$80,000
$1,500,000 — Luxury (DC Ranch, Gainey Ranch) 2–2.5% / ~$30,000–$37,500 Luxury network; HOA prestige community review; custom home assessment 9/10 $30,000–$75,000 $15,000–$40,000 $60,000–$130,000
$2,500,000 — Ultra Luxury (Silverleaf, PV) Negotiated; often 2% / ~$50,000 Ultra-luxury submarket expertise; land trust disclosure; privacy protocol 9/10 $50,000–$150,000 $20,000–$60,000 $100,000–$250,000
$500,000 New Construction (builder direct) 2.5–3%; builder pays / ~$12,500–$15,000 Upgrade negotiation; lot premium waiver; builder contract review 9/10 (unrepresented) $5,000–$15,000 upgrade value N/A (new; warranty applies) $15,000–$35,000

Source: Moxley Collective — Phoenix metro buyer transaction data 2024–2026. Values are estimates based on typical outcomes; actual results vary by property, market conditions, and negotiation.

Ryan Moxley vs. Self-Represented Buyer: Task-by-Task Comparison

Here is an honest assessment of what each specific task in the Arizona home purchase process looks like with a professional agent vs. a self-represented buyer. The purpose is not to create fear — it is to help buyers understand where professional guidance makes the most measurable difference.

Task Ryan's Support Difficulty Alone (1–10) Avg $ Value of Agent on Task Time Without Agent (Hrs) Error Rate Unrepresented (%)
MLS search setup (real MLS, not Zillow) Full — direct MLS access, real-time alerts 8/10 $2,000–$8,000 (faster alerts = better properties) 10–40 hrs learning portal 65% miss best listings
Pre-approval lender intro (HOME Plus-approved) Full — warm introductions; program matching 5/10 $15,000–$22,000 (DPA grant if qualifying) 5–15 hrs lender shopping 80% don't know HOME Plus
CMA before offer (prevent overpay) Full — detailed comparative analysis on every offer 9/10 (no MLS data access) $5,000–$25,000 Cannot do accurately in AZ (non-disclosure state) 70% overpay without CMA
Offer strategy and competition assessment Full — current market data; submarket specific 8/10 $3,000–$15,000 10–20 hrs research; still incomplete 60% lose competitive situations
BINSR drafting and repair negotiation Full — priority items, correct amounts, correct format 9/10 (complex AZ-specific document) $3,000–$12,000 8–20 hrs; high risk of errors 75% request wrong items or wrong format
Inspector referrals (ASHI/InterNACHI vetted) Full — curated roster with AZ specialization 6/10 $1,000–$5,000 (better inspector catches more) 3–8 hrs vetting online 40% hire unqualified inspector
Title company coordination Full — established relationships; expedited service 4/10 $500–$1,500 5–12 hrs managing process 20% experience delays
HOA disclosure review (ARS §33-1806) Full — line-by-line; flags STR restrictions, special assessments 8/10 (legal document complexity) $2,000–$10,000 (missed assessment = major cost) 6–20 hrs; legal language challenging 55% miss key restrictions
Closing cost review and optimization Full — identifies excessive lender fees; negotiates credits 6/10 $1,500–$4,000 4–10 hrs 50% pay excess closing costs
Post-closing issue follow-up Advisory — contractor referrals; vendor network 5/10 $500–$2,000 Variable 30% struggle with post-close contractor finding
AZ-specific structural flag identification Full — post-tension, R-22, caliche, Zinsco, stucco 9/10 $5,000–$30,000 (avoided cost) Cannot do accurately without AZ experience 80% unaware of AZ-specific risks
Builder negotiation (new construction) Full — upgrade credits, lot premium, closing cost 8/10 $5,000–$20,000 Rarely possible unrepresented 90% leave money on table unrepresented

Moxley Collective — buyer task analysis. Difficulty and error rates are estimates based on observed buyer outcomes in Phoenix metro 2022–2026.

How to Choose the Right Buyer's Agent in Arizona in 2026

Not all buyer's agents are equal, and the NAR settlement's BBA requirement means you're now explicitly committing to your agent before you see a single house. Here's what to evaluate:

Questions to Ask Any Buyer's Agent Before Signing a BBA

  1. How many buyers did you represent in the Phoenix metro in the past 12 months, and what was the average purchase price? Volume and price point familiarity matters. An agent who works exclusively in Scottsdale may not have deep knowledge of the Mesa or Queen Creek markets where you're shopping.
  2. How do you handle it if a seller offers less buyer's agent compensation than what we agree in the BBA? This is the key post-settlement question. A professional agent should have a clear, transparent answer with specific scenarios.
  3. Are you familiar with the ADOH HOME Plus program, and can you refer me to a HOME Plus-approved lender? This screens for agents who work with first-time and DPA-qualifying buyers professionally vs. those who haven't kept current with Arizona-specific programs.
  4. Can you walk me through the BINSR process and give me an example of a BINSR you drafted recently? This tests Arizona-specific transaction knowledge. An agent who can't explain the BINSR in detail is not an experienced AZ transaction agent.
  5. What inspectors do you recommend, and why? Are they ASHI or InterNACHI certified? Tests whether the agent maintains a quality-screened inspector network vs. just giving generic advice to "Google for a home inspector."
  6. Have you worked on new construction purchases with any of the major Phoenix metro builders? Can you tell me about a concession you negotiated for a buyer? New construction is a significant portion of Phoenix metro supply; builder experience is genuinely valuable.
  7. What is your average days-from-contract-to-close for buyers you've represented in the past year? Efficiency in contract-to-close management matters when you're dealing with rate locks, moving schedules, and lease terminations.

Red Flags in Buyer's Agent Selection

  • Agent who can't explain what a BINSR is, or confuses it with a standard inspection contingency
  • Agent who suggests you "don't need" a thorough inspection to be competitive (sometimes appropriate in specific situations; should never be a blanket recommendation)
  • Agent who is unfamiliar with ARS §33-422 (SPDS) or ARS §33-1806 (HOA disclosure)
  • Agent whose BBA duration is longer than 12 months with no clear exit clause
  • Agent who hasn't closed a transaction in your target price band in the past 12 months
  • Agent who discourages you from getting a home inspection on a new construction home (new construction homes absolutely require an independent inspection — the builder's inspection is not independent)
Why Ryan Moxley

Ryan Moxley is a top 1% nationally-ranked REALTOR® with My Home Group, based in Phoenix, AZ. His buyer clients receive direct MLS search access, a full buyer consultation before any showings, a CMA before every offer, comprehensive BINSR support, and a curated network of Arizona-certified inspectors, lenders, and contractors. Ryan is a licensed Arizona REALTOR® (ADRE SA643872000) with deep knowledge of every Phoenix metro submarket from Scottsdale and Paradise Valley to Buckeye, Avondale, and Queen Creek. Call or text Ryan at (480) 227-9143 — or email moxleysellsaz@gmail.com — to schedule your free buyer consultation.

Frequently Asked Questions About the NAR Settlement and Arizona Buyer Representation

What Happens if the Seller Offers No Buyer's Agent Compensation in Arizona?

This situation is most common with: HUD homes (government-owned foreclosures); certain bank-owned REO properties; iBuyer direct sales (Opendoor, Offerpad); and FSBO (For Sale by Owner) listings. In these cases, Ryan discusses several options with buyers upfront: (1) The buyer pays the agent directly per the BBA; (2) The offer is structured to include a seller concession covering the buyer's agent fee (the price is increased by the fee amount, which the seller then credits back at closing — effectively rolling the fee into the mortgage); or (3) For very low-margin transactions where neither option works, Ryan discusses the specific situation and finds a workable solution. The goal is always that the buyer understands the arrangement completely before proceeding.

Can I Cancel My BBA if I Find a Better Agent?

Yes, with proper notice per the BBA terms. Most AAR BBAs have a mutual termination provision that requires written notice. The key protection for buyers is to understand the cancellation terms before signing — not after. Ryan's BBAs use clear, buyer-friendly cancellation language.

Does the NAR Settlement Apply to New Construction in Arizona?

Yes. The requirement to sign a BBA before touring properties applies to new construction model homes as well as resale properties, for any NAR-member agent. However: if you walk into a builder's model home without a registered agent, you are dealing directly with the builder's sales staff — who are not your agents. The BBA requirement technically applies to agents who are NAR members; builder sales staff operate under different rules. This is why Ryan always registers buyers with builders before their first visit.

What Is the Difference Between a Buyer's Agent and a Transaction Coordinator?

A buyer's agent is a licensed REALTOR® with full fiduciary duty to the buyer — they advise, negotiate, and strategize on the buyer's behalf. A transaction coordinator (TC) is an administrative role that manages paperwork, deadlines, and document routing once a contract is signed. Some large brokerages use TCs to manage the administrative burden so agents can focus on client strategy. Ryan uses a TC for administrative coordination and stays personally engaged with every buyer client through the full process — the TC doesn't replace his client contact, it enables more of it.

Key Arizona Transaction Facts Every Buyer Must Know

  • Non-disclosure state: Arizona does not require public disclosure of home sale prices. This means Zillow Zestimates and county assessor records do not reflect actual market values. Buyers working without an agent have no reliable way to determine fair market value.
  • Dry funding state: Closing = recording = keys. All on the same day. Plan your move accordingly — don't schedule moving trucks for early morning on closing day unless you have an AM closing time confirmed.
  • 2026 conforming loan limit: $806,500 for Maricopa and Pinal counties. Loans above this amount are jumbo loans with different qualification requirements and typically higher rates.
  • FHA loan limits: Same $806,500 in Maricopa/Pinal (high-cost designation). FHA MIP (mortgage insurance premium): 0.55% annually for most buyers, for the life of the loan if less than 10% down.
  • VA loan funding fee (2026): 2.15% (first use, no disability); 3.30% (subsequent use, no disability); 0% (any service-connected disability rating). VA loans have no PMI and no loan limit for buyers with full entitlement.
  • ARS §33-1101 Homestead exemption: Arizona protects up to $400,000 in home equity from forced sale to satisfy most unsecured debt judgments.
  • ARS §36-1681 Pool barrier law: All pools in Arizona must have an enclosure — typically a 5-foot fence with a self-closing, self-latching gate — under state law. HOAs may have additional requirements.
  • ADOH HOME Plus income limit (2026): $122,100 household income. Purchase price limit: $500,000. Credit minimum: 640. DPA amount: 3–5% of loan amount. Forgivable after 36 months.

Conclusion: In Arizona's Complex Market, Expert Representation Pays

The NAR settlement changed the paperwork — it didn't change the fundamental value of skilled buyer's agent representation. If anything, the BBA requirement makes the arrangement more transparent and forces buyers to have a frank conversation about compensation before committing to an agent. That is a better system for buyers who engage with it seriously.

In Arizona specifically, where the market is a non-disclosure state, where the BINSR creates a unique negotiating framework, where AZ-specific inspection issues (post-tension slabs, R-22 HVAC, caliche, Zinsco panels) can turn a good deal into an expensive mistake, and where programs like ADOH HOME Plus can put $20,000+ in forgivable grant money in a qualifying buyer's pocket — the right buyer's agent delivers value that substantially exceeds their fee in almost every transaction.

Ryan Moxley is that agent for the Phoenix metro. Top 1% nationally. Deep Arizona-specific knowledge. Transparent fee structure. Full buyer consultation before any properties are toured. Call or text (480) 227-9143 to get started.

Frequently Asked Questions

How has the NAR settlement changed how buyers work with agents in Arizona in 2026?
Since August 17, 2024, all buyers must sign a written Buyer Representation Agreement (BRA) before an agent shows them any property. The agreement specifies the agent's compensation upfront. Sellers and listing agents can still offer compensation to buyer's agents — and most do in Arizona — but buyers now have full transparency into the arrangement before they sign anything. The MLS no longer carries buyer's agent compensation offers as a required field; instead, compensation is disclosed separately between agents or in the listing's public remarks.
Do Arizona home buyers have to sign a Buyer Representation Agreement?
Yes. As of August 2024, all NAR-member agents (including virtually all REALTORS® in Arizona) are required to have a signed Buyer Representation Agreement (the AAR Buyer-Broker Agreement in Arizona) before showing any property to a buyer. The agreement defines the agent's compensation, the geographic scope, the property types covered, and the duration of the engagement. It protects both the buyer and the agent by making the relationship explicit and transparent from the start.
Who pays the buyer's agent commission in Arizona after the NAR settlement?
In most Arizona transactions, the seller still offers compensation to the buyer's agent — this is disclosed outside the MLS in the property listing remarks, through direct communication between agents, or in negotiations. When the seller's offer covers the buyer's agent fee agreed in the BRA, the buyer pays nothing out of pocket. When there is a gap or the seller offers nothing (more common with HUD homes, foreclosures, and some iBuyer properties), the buyer and agent negotiate how to handle it — sometimes via a seller concession folded into a slightly higher purchase price, or a direct buyer-paid fee.
What does a buyer's agent actually do in Arizona that a buyer cannot do themselves?
A buyer's agent provides direct MLS access (not Zillow — the actual database agents use with real-time listings), runs a comparative market analysis before any offer to prevent overpaying (critical in AZ, a non-disclosure state where public pricing data is unreliable), drafts and negotiates the BINSR (Arizona's unique 10-day inspection resolution document), interprets the Seller Property Disclosure Statement (ARS §33-422), reviews HOA disclosures under ARS §33-1806, coordinates with the title company, introduces buyers to ADOH HOME Plus-approved lenders, and provides inspector referrals vetted for Arizona-specific issues like post-tension slabs, R-22 HVAC systems, caliche, and Zinsco electrical panels. Together, the measurable value delivered typically exceeds $15,000–$40,000 per transaction — well above the agent's compensation.

Ready to Buy in Arizona? Let's Talk.

Ryan Moxley is a top 1% buyer's agent serving the entire Phoenix metro — Scottsdale, Gilbert, Chandler, Mesa, Glendale, Peoria, Buckeye, Queen Creek, and everywhere in between. Free consultation, no pressure, transparent fees.

(480) 227-9143 Schedule Consultation

Arizona Buyer's Agent Guide: Submarket-by-Submarket Breakdown

The Phoenix metro spans over 9,000 square miles and covers dozens of distinct submarkets, each with its own pricing dynamics, inventory patterns, and buyer competition levels. A buyer's agent's knowledge of these submarkets is not interchangeable — an agent who specializes exclusively in Scottsdale luxury may have limited insight into the Gilbert master-planned community market or the Buckeye new construction corridor. Ryan Moxley maintains active market knowledge across the entire metro, supported by current MLS data in each submarket.

East Valley: Gilbert, Chandler, Mesa, Queen Creek

Gilbert has transformed from a small farming community to one of the fastest-growing cities in the nation. Master-planned communities like Power Ranch, Morrison Ranch, Adora Trails, Val Vista Lakes, and Agritopia define the Gilbert buyer experience. Competition is strong in the $450,000–$600,000 range, which is the primary Gilbert market for families with school-age children (Gilbert USD and Chandler USD are among the highest-rated school districts in Arizona). Ryan's familiarity with Gilbert's HOA communities — their reserve fund health, pending rule changes, and community-specific resale comps — is a key differentiator for buyers shopping this submarket.

Chandler is driven in part by Intel's Fab 52 and Fab 62 campus ($20B investment; 12,000+ employees), which has permanently elevated the Chandler employment base and home price floor. The Fulton Ranch, Ocotillo, and Dobson Ranch communities offer established resale inventory; the Price Road Corridor near Intel sees particularly high buyer competition. Chandler median price in 2026 is approximately $550,000 — at the upper end of the ADOH HOME Plus purchase price limit — making lender selection and DPA eligibility assessment particularly important for first-time buyers shopping Chandler.

Mesa is the value play of the East Valley — offering similar school quality (Mesa USD and Gilbert USD overlap in some areas), lower median prices ($420,000–$480,000), and a broad range of both older resale inventory (1970s–1990s build vintage, with the attendant inspection flags: older HVAC, original plumbing, aluminum wiring in some 1970s builds) and newer master-planned construction in the Eastmark and Red Mountain communities in East Mesa. The i60/i202 freeway access makes Mesa the commuter's choice for buyers working in multiple Phoenix metro locations. Ryan's Mesa buyer clients benefit particularly from his deep resale inspection knowledge — older Mesa homes require a more thorough inspection protocol than newer construction.

Queen Creek and San Tan Valley represent the edge of the East Valley's growth frontier. Queen Creek offers large-lot rural feel with HOA-governed master plans (Johnson Ranch, Fulton Ranch Queen Creek, Harlan Ranch), acreage properties outside HOA boundaries, and strong equestrian zoning in some areas. San Tan Valley is unincorporated Pinal County — lower property taxes in many cases, but also lower public services. USDA loan eligibility applies to some San Tan Valley ZIP codes, creating a genuinely zero-down-payment option for qualifying buyers. Ryan monitors USDA eligibility map updates, which shift as census data updates and areas are reclassified.

Scottsdale and Paradise Valley: Luxury Buyer Representation

Scottsdale's price range is enormous — from $400,000 condos in South Scottsdale to $20M+ estates in Silverleaf. A buyer's agent in the Scottsdale market needs functional familiarity across the entire price spectrum. North Scottsdale's luxury communities — DC Ranch, Gainey Ranch, Desert Highlands, Desert Mountain, Whisper Rock, and Silverleaf — each have distinct CC&R structures, membership requirements (in private club communities, membership dues and buy-in fees are separate from the home purchase price and can be $50,000–$250,000), and resale comp structures that require specialized knowledge. Ryan's background includes transaction experience across Scottsdale's price bands, from the Old Town condo market to the North Scottsdale luxury tier.

Paradise Valley (Town of Paradise Valley — TOV — is an incorporated municipality, not just a Scottsdale neighborhood) is the most exclusive enclave in the Phoenix metro. Median home prices in TOV consistently exceed $2.5 million. TOV has no commercial development by design — no grocery stores, no gas stations, no strip malls within its borders. Homes are single-family only; apartment and condo construction is prohibited. The luxury buyer's agent relationship in TOV requires familiarity with the town's development standards, setback requirements, pool regulations, and the specific Maricopa County deed restriction environment that governs properties here. Non-disclosure makes comp work especially important in TOV; Ryan's access to MLS sale data for comparable properties is the only reliable way buyers can assess whether an asking price is justified.

North Phoenix and Deer Valley: The TSMC Effect

One of the most significant macro-economic forces reshaping Phoenix metro real estate in 2024–2026 is the TSMC Fab 21 campus in the Deer Valley corridor of north Phoenix. TSMC (Taiwan Semiconductor Manufacturing Company) has committed $65 billion to the campus — Phase 1 is producing 4nm and 3nm chips; Phase 2 (2nm) is under construction. The campus alone has created 10,000+ direct jobs at an average salary well above the Phoenix metro median, plus an estimated 50,000+ indirect jobs in the semiconductor supply chain, logistics, and support services sector. The ripple effect on the north Phoenix real estate market is substantial and ongoing.

Buyers considering north Phoenix — Norterra, Dynamite Mountain Ranch, Fireside at Desert Ridge, Tramonto, Union Park at Norterra, and the corridor between Carefree Highway and Happy Valley Road along the I-17 and Loop 303 — need a buyer's agent who understands how the TSMC employment center affects submarket demand. The Arizona State Land Department (ASLD) has been actively auctioning state trust land in the northwest Phoenix corridor adjacent to TSMC, and new master-planned developments are emerging rapidly. Ryan tracks ASLD auctions at azland.gov and can advise buyers on which areas are likely to see the most new development activity over the next 3–5 years.

West Valley: Peoria, Glendale, Surprise, Goodyear, Avondale, Buckeye

The West Valley offers the most accessible price points in the Phoenix metro. Surprise, Goodyear, Avondale, and Buckeye all have median home prices below $430,000, with Buckeye — the fastest-growing city in Arizona by percentage — consistently among the most affordable markets for buyers who can manage the longer commute to central Phoenix employment centers. The West Valley's major employer base has grown substantially with Loop 303 industrial development (Amazon, Chewy, and numerous logistics and manufacturing facilities), reducing the number of West Valley residents who commute east daily.

New construction is dominant in the West Valley market — Goodyear, Surprise, and Buckeye have extensive active-builder communities from all the major national homebuilders. The West Valley is also home to Arizona's most active 55+ community market: PebbleCreek (Goodyear), Marley Park (Surprise), Trilogy at Vistancia (Peoria), Sun City (Peoria/Glendale), and Sun City West (Surprise). Buyers considering age-restricted communities need a buyer's agent familiar with HOPA requirements (80% of units must be occupied by at least one resident 55+), the specific HOA structures of each community, and the lifestyle offerings — golf, recreation centers, social clubs — that define the purchase decision in this segment.

Loan Types for Arizona Buyers in 2026: What Your Agent Needs to Know

A skilled buyer's agent in Arizona isn't a mortgage lender, but they do need functional fluency in loan types to connect buyers with the right financing and to write offers that are structured correctly for the buyer's loan type. Here's what Ryan knows and communicates to buyers about loan options in the current Arizona market.

Conventional Loans: Fannie Mae and Freddie Mac

2026 conforming loan limit for Maricopa and Pinal counties: $806,500. Down payment options: 3% (HomeReady/Home Possible); 5% (standard); 10% (stronger rate/PMI position); 20%+ (no PMI). PMI (private mortgage insurance) is cancelable when equity reaches 20% — unlike FHA MIP which, for loans made after 2013 with less than 10% down, runs for the life of the loan. For buyers with credit scores above 680 and sufficient down payment savings, conventional loans often produce better long-term economics than FHA. Ryan's preferred lenders run side-by-side FHA vs. conventional payment comparisons for every qualifying buyer.

FHA Loans: The First-Time Buyer Foundation

FHA loans require only 3.5% down with 580+ credit score (10% down with 500–579). The 2026 FHA loan limit for Maricopa and Pinal counties is $806,500. The annual MIP is 0.55% of the outstanding balance for most 30-year loans, for the life of the loan (if less than 10% down). FHA loans are the most compatible loan type with the ADOH HOME Plus DPA program. One FHA-specific consideration in competitive AZ markets: sellers with multiple offers sometimes prefer conventional or cash offers over FHA, perceiving (sometimes incorrectly) that FHA appraisals are more strict. Ryan addresses this when writing competitive FHA offers.

VA Loans: The Best Deal for Eligible Veterans

No down payment. No PMI. Competitive interest rates. The VA funding fee (2.15% first use, regular military, no disability) is financed into the loan — no out-of-pocket cost. Service-connected disability rating of any percentage: funding fee waived entirely. Purple Heart recipients: funding fee waived. The 2026 VA loan limit for Maricopa and Pinal counties is unlimited (the Blue Water Navy Vietnam Veterans Act of 2019 removed county-level caps for veterans with full entitlement). Ryan represents approximately 20–25% of his buyer clients as veterans or active duty — Luke AFB (Glendale), Davis-Monthan (Tucson), and Fort Huachuca (Sierra Vista) all funnel buyers to the Phoenix metro market. VA MPRs (Minimum Property Requirements) for appraisal are more specific than conventional standards; Ryan flags properties that may present VA MPR challenges before an offer is made.

USDA Loans: Zero Down in Rural Arizona

USDA loans offer no-down-payment financing for properties in USDA-eligible rural and semi-rural areas. In Maricopa County, USDA-eligible areas include parts of Buckeye (far west), Waddell, and portions of unincorporated areas. In Pinal County, San Tan Valley ZIP codes retain USDA eligibility as of 2026 — though the USDA updates its eligibility maps periodically as census data reflects population growth. USDA annual mortgage insurance is lower than FHA MIP: 0.35% annually. Income limits apply (moderate income; varies by household size and county). Ryan always checks USDA eligibility for buyers shopping in these areas before ruling out this financing option.

Jumbo Loans: Above the Conforming Limit

Loans above $806,500 are jumbo loans in Maricopa and Pinal counties (2026). Jumbo loans are portfolio products — held by the lender rather than sold to Fannie Mae or Freddie Mac — and each lender sets its own qualification standards. Common jumbo requirements: 10–20% down; credit score 720+; 6–12 months reserves; debt-to-income (DTI) below 43%. Jumbo rates in 2026 can be competitive with conforming rates for well-qualified borrowers (historically they've been higher; this has narrowed). For buyers at the $900,000–$2M price point, a jumbo specialist lender is essential; Ryan's lender network includes multiple Arizona-based jumbo specialists who understand the Scottsdale and Paradise Valley property types.

DSCR Loans: Qualifying on Rental Income

DSCR (Debt Service Coverage Ratio) loans allow buyers to qualify based on the rental income a property can generate — not the buyer's personal income. For self-employed buyers, investors, or buyers with complex W-2 situations, DSCR loans are a significant tool. Typical DSCR requirement: the property's rental income must be at least 1.0–1.25x the monthly PITI payment. Down payment: typically 20–25%. No income verification documents required. DSCR loans are particularly relevant for buyers purchasing investment properties in Phoenix metro markets where strong rental demand (ASU area, employment corridors, tourist zones) supports the debt service ratio. Ryan works with several DSCR specialists in the Arizona market.

The Arizona Buyer Timeline: From First Conversation to Keys

1

Week 1: Buyer Consultation and Financial Qualification

30–60 minute buyer consultation with Ryan. AAR BBA signed. Introduction to preferred lenders. Pre-approval process initiated (full underwriting preferred). HOME Plus eligibility assessed. Search criteria defined. MLS search activated with real-time alerts.

2

Weeks 2–6: Active Property Search and Showings

Touring properties matching criteria. Ryan accompanies buyer on all showings (not a lockbox-and-leave operation). Continuous market education and price calibration. Exploration of builder communities (with prior registration). Off-market and coming-soon research. Average Phoenix metro buyer tours 8–15 properties before making an offer.

3

Offer Day: CMA, Strategy, Offer Submission

Ryan runs full CMA on the subject property. Offer price, earnest money, contingencies, and personal property inclusions agreed with buyer. AAR Residential Purchase Contract drafted and submitted. In competitive situations, escalation clause strategy discussed. Response typically within 24–48 hours.

4

Days 1–10 After Contract: Inspection Period (BINSR)

General inspection, specialty inspections, and contractor walk-throughs completed. SPDS reviewed. HOA disclosure documents received and reviewed. Ryan drafts the BINSR with prioritized repair/credit requests. BINSR delivered to seller before Day 10 deadline. Seller has 5 days to respond.

5

Days 11–35: Appraisal, Loan Processing, Title

Lender orders appraisal (typically completed within 7–14 days). Loan processor requests documentation. Title company conducts title search. HOA estoppel letter ordered (confirms dues owed, violations, assessments). Ryan monitors all deadlines and coordinates between buyer, lender, and title company.

6

Closing Day: Signing, Funding, Recording, Keys

Buyer signs closing documents at title company (or via mobile notary). Lender funds the loan. Title company confirms wire receipt and submits for recording with the county. Recording confirmed electronically. Title company releases keys — typically by early-to-mid afternoon in Maricopa County. Arizona is a dry funding state: all four events happen on the same day.

New Construction in Arizona: Why Buyer Representation Is Critical

New construction accounts for a significant share of Phoenix metro home sales — in some West Valley markets (Buckeye, Goodyear, Surprise) and East Valley growth areas (Queen Creek, San Tan Valley), new construction represents 40–60% of all homes sold. The misconception that buyers save money by walking into a builder's sales office unrepresented is one of the most persistent myths in Arizona real estate.

What the Builder's Sales Agent Does (and Doesn't Do)

The builder's sales agent — the person sitting in the model home — is the builder's employee. Their fiduciary duty is to the builder, not to the buyer. Their job is to sell homes at the highest possible price with the fewest possible concessions. They are excellent at their job. They are not your advocate. They will not:

What Ryan Negotiates on New Construction in Arizona

Ryan has worked buyer side on new construction transactions with Taylor Morrison, Toll Brothers, Shea Homes, K. Hovnanian, Lennar, Meritage Homes, Pulte/Centex, AV Homes, and Tri Pointe Homes in the Phoenix metro. Across these relationships, he has negotiated:

CFDs and SIDs: The Hidden Cost of New Construction in Arizona

Community Facilities Districts (CFDs) and Special Improvement Districts (SIDs) are mechanisms authorized under ARS Title 48 that allow developers to finance infrastructure costs (roads, utilities, parks, schools) through bonds, with the debt service assessed against the individual lots as a secondary property tax charge. In plain language: buying a new construction home in a CFD or SID means your annual property tax bill includes an additional charge — often $500–$3,000+ per year — that is not reflected in the MLS listing price and is sometimes not clearly disclosed by builder sales agents.

Ryan flags CFD/SID status for every new construction purchase. He requests the CFD/SID assessment schedule from the builder's escrow company, which shows: the current annual assessment; the assessment payoff date (when it expires); and whether the assessment runs with the land (meaning it will affect the buyer's ability to sell the home at a comparable price to non-CFD homes in the area). For buyers using the ADOH HOME Plus DPA program, CFD/SID assessments affect the all-in monthly payment that must be disclosed on the loan application.

Relocation Buyers: Moving to Arizona from Out of State

A substantial percentage of Phoenix metro buyer activity comes from out-of-state relocation buyers — from California (the largest source), Washington, Colorado, Illinois, and the Northeast. Relocation buyers face unique challenges that require a buyer's agent with specific relocation expertise:

The Calibration Problem

Buyers relocating from California often experience sticker shock in the opposite direction — Phoenix prices seem like a bargain compared to LA or Bay Area prices, leading some buyers to make competitive offer decisions based on California-market reflexes (offer fast, offer high, waive everything) that are not always appropriate in Arizona's more measured market. Conversely, buyers from the Midwest or South may underestimate how quickly competitive East Valley neighborhoods move. Ryan calibrates each relocation buyer to the specific Phoenix metro submarket they're shopping — not California or Chicago or Denver, but this ZIP code, this month, in this price band.

Remote Buying Strategy

Many relocation buyers cannot visit Phoenix multiple times for showings. Ryan's remote buying process includes:

Remote closings are possible in Arizona — buyers can sign documents with a mobile notary in their home state or via remote online notarization (RON) if the title company supports it. The dry funding process still applies; Arizona closes on recording day regardless of whether the buyer is physically present at the title company.

Arizona Seasonal Market Patterns: When to Buy for Maximum Leverage

Arizona's real estate market has seasonal patterns that are somewhat inverted from traditional "snowbelt" markets. Understanding these patterns helps buyers time their search for maximum negotiating leverage — or manage their expectations when buying in peak season.

Season / Month Market Activity Buyer Competition Listing Supply Typical Negotiating Leverage for Buyer Key Notes
Jan–Feb (Winter Peak) Very High High — snowbird buyers active Low-Moderate Limited — sellers hold firm Relocation buyers from cold-weather states; 55+ community peak; higher price competition
Mar–May (Spring Peak) Peak Season Highest of year High — most listings come to market Minimal — multiple offer situations common Family buyers targeting June school year end; most competitive time to buy
Jun–Aug (Summer Slowdown) Moderate-Low Low — heat deters casual buyers Lower — many sellers pull listings Best of year — motivated sellers, less competition Best time to negotiate; BINSR repair requests more likely accepted; price reductions more common
Sep–Oct (Fall Recovery) Moderate-High Moderate — market revives post-summer Increasing Moderate — better than spring, less than summer Good balance of selection and negotiating room; new listings coming from sellers who waited out summer
Nov–Dec (Holiday Season) Moderate Low-Moderate Low Good — motivated sellers, motivated buyers only Sellers listing in Nov/Dec are typically motivated; fewer competing buyers; year-end builder incentives strongest

Moxley Collective — Phoenix metro seasonal market patterns based on historical MLS data. Market conditions vary by submarket and year.

The strategic implication: buyers with scheduling flexibility who can buy in June, July, or August face significantly less competition, more motivated sellers, and more willingness from sellers to negotiate on BINSR repair requests and closing cost contributions. Buyers who must buy in March-May (typically family buyers targeting the school year transition) should expect the most competitive conditions and calibrate their offers and expectations accordingly.

Investment Buyers in Arizona: What's Different

Ryan works with a substantial number of investment buyers in the Phoenix metro — from first-time landlords buying a single rental property to experienced investors building multi-property portfolios. Investment buyers have different priorities and considerations than owner-occupant buyers, and the buyer's agent relationship should reflect that:

Key Investment Metrics Ryan Tracks for Investor Buyers

Ryan Moxley: Your Arizona Buyer's Agent

Whether you're a first-time buyer navigating ADOH HOME Plus, a relocating executive from California, a veteran using your VA benefit, or an investor growing a Phoenix portfolio — Ryan Moxley brings top-1% knowledge and personal service to every buyer relationship. ADRE SA643872000. My Home Group. Phoenix, AZ. Call or text (480) 227-9143 or email moxleysellsaz@gmail.com to start your buyer consultation today.