Seller’s Guide

Home Seller’s Guide

Selling a home is a big decision, and in a market where buyers have more choices, the details matter. Here’s how the process works in Arizona and what you can do to put your home in the best position, whether you’re selling in Bullhead City, Fort Mohave, Kingman, or Lake Havasu City.

Start With the Right Price

Price drives everything else. A home priced right draws the most attention in its first few weeks on the market. A home priced too high tends to sit, and after a few reductions it often sells for less than it would have at the right price from the start.

I’ll build a pricing analysis from recent nearby sales, the homes you’d be competing with today, and your home’s condition and upgrades. Online estimates are a reasonable starting point, but they can’t see your new kitchen or your RV garage. For a quick automated estimate, try What’s My Home Worth?

Get Your Home Ready to Sell
  1. Handle the small repairs. Leaky faucets, sticking doors, and burned-out bulbs make buyers wonder what else was skipped.
  2. Declutter and deep clean. Buyers need to picture their own things in the space. Less is more.
  3. Boost curb appeal. Fresh rock in the desert landscaping, a pressure-washed driveway, and a clean entry make a strong first impression.
  4. Service the AC. In our climate, buyers and inspectors look at the air conditioning first. Have your service records ready.
  5. Consider a pre-listing inspection. Finding issues before a buyer does lets you fix them on your terms, or price with them in mind.
  6. Gather your paperwork. HOA contacts, warranties, permits for any additions, and your solar paperwork if you have panels.

Arizona Disclosures: Good to Know

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  • Disclose what you know. Arizona sellers are expected to disclose known material facts about the property. The Seller’s Property Disclosure Statement (SPDS) is the standard form. When in doubt, disclose it.
  • Septic systems need an inspection. If your home uses a conventional septic or alternative onsite system, Arizona requires an inspection by a certified inspector within six months before the property transfers. Schedule it early.
  • HOA resale documents. The association must provide its resale disclosure documents within 10 days of being notified of a sale. State law caps the fee at $400, plus possible rush and update fees, and it’s paid by the seller at closing.
  • Solar panels. Owned panels usually transfer with the home. Leased or financed systems have their own transfer process, so contact the solar company as soon as you decide to sell.

Sources: Arizona Department of Environmental Quality (septic) and A.R.S. § 33-1806 (HOA). General information only; confirm your situation with the appropriate professionals.

Money Matters: What to Expect at Closing

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  • Know your number. Your net is the sale price minus your loan payoff, title and escrow fees, prorated property taxes and HOA dues, and any repairs or credits you agree to. I’ll prepare an estimated net sheet before you list and with every offer.
  • Property taxes are prorated. Arizona property taxes are billed in two installments, due October 1 and March 1, so they’re split between you and the buyer at closing.
  • Capital gains on a primary home. If you owned and lived in the home as your main home for at least 2 of the last 5 years, you may be able to exclude up to $250,000 of gain, or $500,000 if married filing jointly. Second homes and rentals are treated differently.
  • Non-U.S. sellers: if you’re a Canadian snowbird or otherwise not a U.S. person for tax purposes, federal FIRPTA rules may require part of the sale price to be withheld at closing. Talk to a cross-border tax professional well before you list.

Sources: Arizona Department of Revenue, IRS Topic 701, and IRS FIRPTA withholding. General information only; confirm your situation with a tax professional.

From Offer to Closing
  1. Offers and negotiation. We’ll look past the price to the terms: financing, earnest money, timeline, and any credits requested.
  2. Inspection period. Under the standard Arizona purchase contract, the buyer typically has 10 days to inspect and may then request repairs. You can agree, offer a credit, counter, or decline.
  3. Appraisal. If the buyer is financing, the lender orders an appraisal. If it comes in low, we’ll talk through your options.
  4. Title and escrow. The title company handles the paperwork, payoffs, and funds, and records the deed.
  5. Final walk-through and closing. The buyer confirms the home is in the agreed condition, you sign, and the sale records. A financed sale often closes in 30 to 45 days.

Selling a Second Home or Rental

You don’t have to be here to sell. Electronic signatures and mobile notaries mean you can sign from home, and I’ll keep an eye on the property, handle showings, and walk it before closing. Ask the title company about remote signing early.

Selling a short-term rental? Decide early how to handle future bookings, whether furnishings are included, and when to close out your rental tax license. If there’s a long-term tenant, the lease and the tenant’s rights carry through the sale, so plan showings and timing around them.

Thinking About Selling in the Next Year?

Serious Inquiries

This guide is general information, not legal, tax, lending, or financial advice. Disclosure requirements, tax rules, HOA rules, and contract terms vary and change over time; confirm details with the appropriate professionals before making a decision.