Last refreshed: 2024-10-28 | Updates: NAR commission rule changes; Pinal County tax schedule; current DOM/list-to-sale ratios

What Will I Actually Walk Away With After All Costs and Fees in Maricopa, AZ?

Key Takeaways

• Your net = sale price minus commissions, fixed fees, negotiated credits.
• HOA, septic, and concessions swing proceeds the most.
• Price right early to reduce days on market and credits.
• We'll build your exact net sheet free.

Most Maricopa sellers net their sale price minus three buckets: commission, fixed closing/HOA/septic fees, and negotiated credits (concessions, repairs, warranties). Your choices on price and timing drive the last bucket. Below is a simple way to predict your walk-away cash—and a sample net sheet you can copy.

What costs actually reduce my proceeds in Maricopa?

Three buckets:

1. Commissions: Arizona's average is ~5.26% of the sale price.
2. Fixed admin: Title policy, escrow/recording, HOA transfer/disclosure (capped by A.R.S. 33-1806/33-1260).
3. Negotiated: Seller concessions, repair credits, home warranty, appraisal gap credits.

Recap: know which are fixed vs. optional to control your net. If you're comparing multiple cash offers, net proceeds math changes—no commissions but often lower prices.

Which closing costs are negotiable versus fixed in Arizona?

Commissions and concessions are fully negotiable. Title insurance premiums follow state-filed rate schedules. HOA transfer fees are capped at $400 for planned communities (A.R.S. 33-1806) and $500 for condos (A.R.S. 33-1260). Recording fees are set by the county. Repair credits and home warranties are 100% negotiable—use them strategically when market conditions require.

How are title, escrow, and HOA fees handled here?

Title/escrow: Sellers in AZ typically pay for the buyer's owner's title policy; premiums are based on price and posted by each title company. Use a rate calculator (Old Republic/First American) to estimate; escrow/settlement fees are separate line items (~$800–$1,200+ size/firm dependent, AZ average ~$1,100-$1,800 for $350k home per state rate manual).

HOA: Planned communities/condos can charge resale disclosure and transfer fees within statute caps ($400 max for planned communities per A.R.S. 33-1806); some also charge a capital contribution (check your community's docs—e.g., Province). Other HOA communities like Tortosa and Villages at Rancho El Dorado have different transfer structures—verify early.

Recap: title and HOA fees are predictable if you pull the exact quotes early; surprises usually come from concessions.

How will property taxes and utilities be prorated at closing?

Taxes: Escrow prorates to the day using county schedules; see Pinal County Treasurer for current bill timing/updates.

Utilities: You'll cover usage through closing. Contact ED3 and Global Water for stop-service and final bills. ED3 requires at least 24-hour notice for disconnects. Schedule 3–5 days early to avoid lag charges.

Recap: escrow handles math; you handle the shutoffs—do it 3–5 days before closing to avoid lag charges.

What do typical concessions look like—and when do they make sense?

When DOM is elevated, buyers ask for credits to offset rate buydowns/closing costs. Maricopa's median DOM was 45 days in Sep 2024 and the sale-to-list ratio ~98.2%, signaling price-sensitive buyers.

Rule of thumb: price right day one to shorten DOM and reduce concessions; if you must credit, target a capped, purpose-tied credit (rate buydown) vs. blanket cash. For context on recent Maricopa market trends, check median price movements and inventory shifts month-over-month.

Recap: speed reduces credits; credits buy you speed.

Do I still have to offer a buyer-agent commission?

After the 2024 NAR settlement, listing brokers are not required to post offers of compensation in the MLS; sellers can choose whether/how to compensate buyer brokers (NAR, 2024). Discuss strategy for exposure and net.

Recap: Offering buyer-agent compensation is optional by rule but remains a practical marketing decision. Discuss exposure vs. cost savings with your listing agent.

What should I expect my actual net proceeds to be in Maricopa?

Below is a simple table you can adapt. "Typical AZ Range" reflects public calculators/statutes and current consumer guides—always verify your exact figures with your escrow/title officer and HOA before you sign.

Line Item	Typical AZ Range	Notes	Source link
Listing + Buyer Broker Commission (total)	~5%–6% of price	Average reported ~5.26% (negotiable).	Clever (2024)
Owner's Title Insurance	Varies by price; ~low-$1k to mid-$2k on typical sales	Seller customarily pays owner's policy in AZ; premium set by rate manuals.	Old Republic Calculator; First American AZ
Escrow/Settlement + Recording	~$800–$1,200+ (size/firm dependent)	Escrow fee is separate from title premium; recording is nominal.	Navi Title Fees
HOA Resale Disclosure/Transfer	Disclosure capped at $400 by statute; transfer rules vary; some communities add capital contributions	Check A.R.S. 33-1806/33-1260 and your HOA's resale package (e.g., Province).	A.R.S. 33-1806; A.R.S. 33-1260
Septic Transfer (if applicable)	Inspection required within 60 days before transfer	Seller must provide Report of Inspection per A.A.C. R18-9-A316.	ADEQ ROI Instructions
Termite (WDIIR)	~$75–$150	Often required by lenders; local custom varies.	HomeAdvisor
Home Warranty (if offered)	~$600–$800+ / year plan	Common seller credit for buyer peace of mind.	Forbes (2024)
Property Tax Proration	Prorated to closing day	Uses county schedule; see current notices.	Pinal County
Utilities Proration/Finals	Usage through closing	ED3 requires ≥24-hour notice for disconnect; coordinate with Global Water.	ED3; Global Water
Scenario A: $340,000 — no concessions	Est. net before payoff ≈ $318,991	Assumes ~5.26% commission, typical title/escrow/HOA/termite.	Calc using sources above
Scenario B: $340,000 — 2% concessions + warranty	Est. net before payoff ≈ $311,491	$6,800 buyer credit + ~$800 warranty example.	Calc using sources above
Scenario C: Appraisal gap—price to $335,000 + $3,000 credit	Est. net before payoff ≈ $310,564	Illustrates overpricing risk + later credit.	Calc using sources above

Scenario math is illustrative, not a quote. Ask us for your exact net sheet with your payoff and HOA figures.

Recap: most "surprises" come from concessions—not from fixed fees. Price and timing control concessions.

Should I fix issues—or credit the buyer?

Fix small appearance items pre-listing; credit for big-ticket items (like aging AC) to keep control of cost and timing. That speed often saves a month of carrying costs (property taxes, utilities, and HOA dues). Many new construction buyers face the opposite problem—waiting for build completion while selling their current home. Speed prevents a second round of demands.

Recap: little fixes first; big items = clean credit.

How fast are homes really selling in Maricopa?

Recent Redfin data shows ~45 median DOM and ~98.2% sale-to-list—closings happen, but buyers are choosy. Price at market to avoid stale days and bigger credits.

Recap: accurate pricing beats reductions; fewer days usually equals fewer credits.

What are the most common questions about Maricopa seller costs?

Are seller closing costs negotiable in Arizona?

Some are fixed (recording, many HOA/statutory fees). Others—commission, concessions, repair credits, home warranty—are negotiable. Statutes limit certain HOA fees under A.R.S. 33-1806 ($400 cap) and 33-1260 ($500 cap).

Do I have to offer a buyer-agent commission now?

No rule requires you to offer compensation in the MLS after the 2024 NAR settlement. Many sellers still offer it for exposure—decide based on your strategy.

What's included in the title fees I'm paying?

The owner's title policy insures the buyer's ownership and separate escrow/settlement fees cover the title firm's work. Use a rate calculator for your exact premium.

We're on septic—what do I legally have to do?

Arizona requires a Transfer of Ownership inspection within 60 days of closing. Sellers must provide the Report of Inspection to the buyer per A.A.C. R18-9-A316.

Why is my mortgage payoff higher than my statement balance?

Payoffs include per-diem (daily) interest and any fees through the payoff date—so they're higher than the statement's principal balance.

Should I work with a buyer's agent or represent myself to save commission?

Representing yourself (FSBO) in Arizona is legal but complex—you'll handle contracts, disclosures, negotiations, and compliance without representation. Many sellers find working with a buyer's agent worth the commission for expertise and liability protection. If saving costs is critical, compare net proceeds scenarios with us first.

What happens if I don't complete the septic inspection?

Arizona law (A.A.C. R18-9-A316) requires sellers to provide a Report of Inspection completed within 60 days before transfer. Without it, title companies typically won't close and buyers can terminate under the inspection contingency.

Where can I learn more about selling in Maricopa?

• Sell your home in Maricopa
• Free home evaluation
• Talk to Maricopa real estate agents
• Maricopa market snapshot
• Homes in Tortosa · Homes in Province (55+) · Villages at Rancho El Dorado
• Maricopa mortgage calculator