Buying or selling a home comes down to one moment: closing. In Arizona, closings are handled through an independent escrow process rather than everyone sitting at one table. The escrow officer coordinates signatures, funds, payoffs, and recording. You don’t usually get keys until the deed is recorded with the county. Here’s how the Arizona real estate closing process typically works and what you can do to keep things moving smoothly.
- Open escrow and deposit earnest money: After both sides sign the contract, the buyer’s earnest money goes to the escrow company, not to the seller.
- Inspections and disclosures: Buyers usually have a defined inspection period to assess the property and request repairs or credits. Sellers provide required disclosures and, if applicable, HOA documents.
- Appraisal and loan underwriting: If there’s financing, the lender orders an appraisal and verifies income, assets, and the property’s condition. Cash deals skip this step.
- Title search and clearing issues: The title company checks for liens, easements, and ownership questions. Items like old deeds of trust, unpaid taxes, or solar leases may need to be resolved before closing.
- HOA and special property items: Expect transfer fees or disclosure packages for HOA properties. Homes on septic systems require specific inspections and transfer paperwork before closing.
- Final numbers and wiring funds: The settlement statement shows credits, prorations, and fees. Buyers send cash to close by secure wire; sellers see their expected net proceeds.
- Signing and notarization: You’ll sign closing documents (sometimes in person, sometimes with a mobile notary; remote options may be available depending on the escrow company).
- Funding and recording: The lender funds (if applicable), escrow releases funds, and the deed is recorded. Once recorded, keys are released.
Timing depends on the contract and financing. Many financed purchases close in about 30–45 days. Cash can be faster if title is clear and everyone is ready. A walkthrough, usually within the last day or two, is a quick check to confirm the property’s condition hasn’t changed and agreed repairs are complete.
Costs are shared by agreement, but common items include escrow fees, title insurance, recording charges, and prorations for taxes, HOA dues, and utilities. In many Arizona transactions, sellers provide an owner’s title policy while buyers pay for a lender’s policy if there’s a mortgage, though this can be negotiated. Property taxes in Arizona are typically paid in arrears, so prorations ensure each side pays their fair share for the period they own the home.
Security matters. Wire transfers are the norm, and wire fraud is a real risk. Always verify wiring instructions directly with your escrow officer using a known phone number. Avoid last-minute email changes. Bring valid ID to signing, and if you’re using a power of attorney or buying through an entity, coordinate early so documents are prepared correctly.
Common hiccups include low appraisals, last-minute credit updates during underwriting, or a title issue discovered late in the process. Most can be managed with quick communication and targeted solutions, such as a price adjustment, a lender re-review, or a title curative step. If the property has leased solar, a home warranty, or special assessments, make sure those agreements are reviewed and scheduled for transfer ahead of time.
For cash buyers, the process is simpler: no appraisal or loan underwriting, fewer documents, and scheduling is often more flexible. For financed buyers, staying responsive to document requests and locking in insurance early helps prevent last-minute delays.
Legal guidance can add clarity. St. Clair Law, P.C. can help review contracts and addenda, explain title commitments, flag unusual HOA provisions, and coordinate with escrow so signatures, payoffs, and recording happen in the right order. If you need post-closing occupancy agreements, a power of attorney, or assistance with entity documentation, getting those in place early helps keep your closing date on track.
With a clear plan, steady communication, and attention to details like wiring, IDs, and document deadlines, the Arizona real estate closing process can feel orderly and predictable—so when the county confirms recording, you’re ready for keys without surprises.
The Steps Leading Up to Closing
Once your purchase contract is signed, the clock starts. In Arizona, closing runs through escrow rather than a single sit‑down meeting, so most of the action happens in the days and weeks before the deed records. Understanding what comes first, what happens in the middle, and what ties it all together helps the Arizona real estate closing process feel predictable.
The first few days are about opening escrow and setting the foundation. The buyer sends earnest money to the escrow company, not to the seller. Escrow confirms receipt and assigns a file number you’ll use for all communications. It’s smart to calendar key contract dates—inspection deadline, loan approval date, and closing date—so nothing sneaks up on you. Buyers usually schedule a home inspection right away and request the HOA disclosure package if the property is in a community association. Sellers gather utility info, keys, remotes, warranties, and any lease or service agreements that will transfer, such as solar or a security system.
While inspections are underway, the lender (if there is financing) moves from preapproval to a full application. Expect requests for recent pay stubs, bank statements, and insurance quotes. An appraisal is ordered to confirm the property’s value for the loan. Buyers can keep things moving by responding quickly and avoiding big financial changes—no new loans, no large unexplained deposits, and no closing old accounts—until after recording.
Title work runs in parallel. The title commitment shows who owns the property and what items affect it, such as easements, CC&Rs, and any liens. This is the time to review exceptions and ask questions. For example, if you see a recorded easement for a utility line, make sure you understand where it sits on the lot. If there’s a solar lease, get the transfer package started early because third‑party approvals can affect timing. Rural or unique properties may have added steps, like a septic inspection and transfer form, or a well agreement review.
After inspections, the buyer typically submits an inspection notice outlining requested repairs or a credit. Sellers decide how to respond. Practical solutions are common: a roof tune‑up by a licensed roofer or a credit at closing so the buyer can handle updates later. Keep communication clear and in writing so escrow can reflect any agreed changes on the final figures.
As underwriting wraps up, you’ll hear the phrase “clear to close.” For financed buyers, a federally required Closing Disclosure must be delivered at least three business days before you sign, showing your loan terms and estimated cash to close. Around this time, escrow circulates a settlement statement that includes prorated taxes, HOA dues, and recording charges. If numbers don’t look right, flag them early so adjustments can be made before funding day.
Security around funds matters. Wiring instructions should come directly from escrow and never change by email at the last minute. Verifying instructions by calling a known phone number is a simple way to reduce risk. Buyers usually wire final funds the day before signing to avoid delays. Sellers confirm payoff figures for any mortgages, provide forwarding details, and coordinate HOA transfer information.
The final walkthrough, usually within 48 hours of closing, is a quick check that the property is in the expected condition and agreed repairs are complete. Bring copies of repair receipts or approvals. If something isn’t right, your agent or attorney can help with a simple written addendum so escrow has clear direction.
Signing is typically with a mobile notary or at the title office. Bring valid identification, and if you’re using a trust, LLC, or a power of attorney, make sure escrow and, if applicable, the lender have approved the documents in advance. Not all lenders allow a power of attorney for loan documents, so early coordination helps.
On closing day, the lender sends funds, escrow balances all payoffs, and the title company submits the deed for recording with the county. Keys are released after recording. If recording misses the county deadline, release may wait until the next business day. Questions can arise at any step, and having a legal team available to review title commitments, explain settlement statements, or coordinate special documents can keep momentum. St. Clair Law, P.C. is available to discuss options and help you navigate the Arizona real estate closing process with confidence.
The Closing Day Process and Required Documents
Closing day in Arizona is more like a coordinated handoff than a single meeting. Escrow balances the file, the lender (if any) releases funds, and the title company submits the deed for recording with the county. Keys change hands after recording, not at signing. Expect some quiet waiting while wires clear and the county confirms recordation. Timelines vary by county cutoffs, so morning signing often leads to afternoon recording, but the next business day isn’t unusual if funding lands late.
Your signing appointment may happen the day of closing or a day or two earlier. Remote online notarization is available in Arizona, though some lenders and escrow companies still require in‑person or mobile notary signings. Either way, bring a current, government‑issued photo ID that matches the name on your documents. If your legal name includes hyphens, middle names, or suffixes, make sure everything matches to avoid redraws.
Buyers typically sign a stack of lender and title papers. You’ll see an ALTA settlement statement showing final credits, prorations, and fees; the lender’s Closing Disclosure; a promissory note; a deed of trust securing the loan; an initial escrow account disclosure for taxes and insurance; and routine affidavits, such as a name affidavit and occupancy statement. Your homeowner’s insurance binder should already be in the file so the lender can fund. If you’re purchasing through a trust or business, expect to provide formation documents and a certificate of authority or resolution authorizing the purchase. If using a power of attorney, confirm lender and escrow approval well in advance.
Sellers generally sign a warranty deed or special warranty deed, the Arizona affidavit of property value, Form 1099‑S reporting the sale, and a certification related to federal FIRPTA rules (or withholding instructions if applicable). You’ll also confirm payoff amounts for any mortgages or liens, provide a W‑9 for tax reporting, and sign instructions for wiring your net proceeds. Where an HOA is involved, escrow includes the HOA demand and transfer paperwork. In Arizona’s community property framework, a non‑borrowing spouse may need to sign certain documents to convey or encumber property interests; escrow will flag those signature needs early.
Funds are the engine of the day. Buyers usually wire cash to close to escrow before the appointment so there’s no delay. Banks have wire cutoffs, so plan ahead and verify limits with your bank. Sellers should confirm secure wiring instructions with escrow by calling a known phone number; do not rely on last‑minute emailed changes. Once the lender funds and escrow balances the file, the title company submits the deed for recording. When the recorder stamps it in, escrow releases keys per the contract and disburses payoffs and proceeds.
A few practical tips help the Arizona real estate closing process feel predictable. Schedule your signing as early as you can on closing week to leave room for corrections. Review the settlement statement the moment it arrives and ask about any prorations that look off, like taxes (often paid in arrears), HOA dues, or prepaid items. If the home is tenant‑occupied, make sure rent and deposits are addressed in writing so escrow can reflect them. For properties with septic systems, solar agreements, or wells, coordinate any required transfer paperwork ahead of time because third‑party approvals can affect timing.
If questions come up, a quick call to escrow or your legal team keeps momentum. St. Clair Law, P.C. can help review closing packets for consistency, prepare powers of attorney or entity authorizations, and coordinate with escrow so signatures, payoffs, and recording occur in the proper sequence. Clear communication, verified wiring, and IDs that match the documents go a long way toward a smooth handoff from signing to recording—and to keys in hand.
Potential Issues That Can Delay Closing
Even when everyone is working toward the same date, small hiccups can slow the Arizona real estate closing process. Most delays tie back to documents, third‑party approvals, or timing cutoffs. Knowing where bottlenecks usually appear makes it easier to plan around them.
Appraisals can be a pacing item. If the report comes in low, the lender cannot fund the full loan amount without a change. Buyers and sellers often revisit price, down payment, or concessions to bridge the gap. Appraisers sometimes need access for a re‑inspection after repairs or require a final inspection on new construction. Scheduling those visits early helps.
Loan underwriting is another common source of last‑minute pauses. Lenders often refresh credit, employment, and large deposits right before funding. A new car lease, a closed credit card, or a sudden bank transfer can trigger a re‑review. Staying consistent with finances until after recording is a simple way to avoid redraws and new conditions. Insurance can also hold things up if the binder, premium, or coverage dates don’t match the loan file, especially for properties in special flood hazard areas.
Title issues sometimes surface late. Old deeds of trust that were paid off but never released, unpaid property taxes, municipal assessments, or UCC filings tied to solar equipment need to be cleared. Manufactured homes that aren’t properly affixed, properties passing through probate, or vesting that doesn’t match the contract can add steps. When an owner has passed away, personal representative documentation or court orders may be required before the deed can record. If ownership involves a trust or an LLC, the title company will ask for authority documents; missing resolutions or certificates can push signing to another day.
HOA and condo items move on their own timelines. Resale packages, lender questionnaires, and insurance certificates can take several business days. If the association has pending litigation or special assessments, some lenders need extra approvals. Ordering HOA demands early and confirming transfer fees, gate remotes, and amenity keys keeps surprises off the settlement statement.
Septic systems, wells, and solar agreements introduce additional touchpoints. Arizona’s septic transfer requirements involve a specific inspection and notice of transfer. Well share agreements and water testing may be part of diligence on rural parcels. Leased solar often requires third‑party credit review and a signed assignment before funding. These are all manageable with early scheduling.
On the paperwork side, names and signatures matter. IDs must match documents. Hyphens, suffixes, and recent name changes can cause redraws. Powers of attorney require advance lender and escrow approval, and not every lender accepts them for loan documents. If a spouse holds a community property interest but isn’t on the loan, certain deeds and consents may still need that signature.
Money movement creates timing crunches too. Banks have wire cutoffs, and escrow cannot disburse until funds clear. If buyer funds arrive after a county recording deadline, keys usually wait until the next business day. Sellers with multiple mortgages or a home equity line should request written payoff statements early and confirm any freeze or closure requirements with the lender so the title company can balance without delay.
Tax reporting and withholding can add steps for some sellers. The federal FIRPTA rule may require withholding when a foreign person sells U.S. real property, and exemptions or reduced withholding need documentation. Names, taxpayer IDs, and addresses on the 1099‑S must match what the IRS expects. Providing a completed W‑9 and any supporting forms in advance avoids last‑minute scrambles.
Most of these issues are solvable by starting early, responding quickly, and keeping communication tight among the lender, escrow, title, and your legal team. If you want help reviewing title commitments, HOA demands, entity authority, or special transfer documents so your closing date stays realistic, St. Clair Law, P.C. can coordinate with the parties involved and outline practical next steps within the Arizona real estate closing process.
Post Closing Matters and Recording
Recording is the moment your transfer becomes part of the public record. After escrow submits the deed to the county recorder and it is accepted, the transaction has “closed” for practical purposes. You’ll usually receive a confirmation with a recording number. Cutoff times vary by county and by banking schedules, so a morning signing can still lead to an afternoon or next‑day recording if funds clear late. Possession follows the contract, but keys are typically released only after recording.
For buyers, hold off on scheduling movers or utility shut‑offs until you get that recording confirmation. Once you have it, change the locks, update alarm codes, and confirm that utilities are in your name with service set to continue without interruption. For sellers, leave a simple packet with remotes, mailbox info, appliance manuals, codes, and any HOA contact details. Call your utility providers to close out accounts as of the recording date so you aren’t billed for days you no longer own the home.
Title insurance policies are issued after recording, not at the signing table. Expect your owner’s policy (and the lender’s policy, if applicable) once the recorder’s index updates and the final title file is balanced. Keep the policy with your recorded deed and settlement statement. It’s worth a quick review of the policy’s schedules and exceptions so you understand items that run with the land, like easements or CC&Rs. If something doesn’t match your expectations from the title commitment, raise it promptly with escrow or the title company.
Loan items continue after closing. Buyers receive first payment information, typically due the month after next, plus details on escrow accounts for taxes and insurance. Watch for lender notices assigning servicing to a different company and verify any new payment instructions by calling a known phone number. Sellers should see mortgage payoffs post within a few business days and later receive reconveyance or release documents; home equity lines often require a separate closure request even after payoff. Keep proof of payoff and the final statement for your records.
Property taxes and HOA dues are prorated at closing based on the best available information. Counties may issue supplemental or catch‑up bills, and HOAs sometimes true‑up prepaid assessments. If a bill arrives that doesn’t align with the proration on your settlement statement, compare the dates and amounts, then contact escrow or the association to reconcile. Buyers should also update their mailing address with the county assessor and recorder to ensure tax notices and valuation cards come to the correct place.
HOA and community transfers don’t always finish the instant the deed records. Gate access, pool fobs, parking decals, and clubhouse registrations are often handled by on‑site management after you show ID and your recorded deed or a welcome letter. Call ahead to learn what documents and fees are required so you avoid multiple trips.
Occasionally, a recorder may reject a document for a technical reason (margins, signature format, fees) or an indexing error can occur. Escrow or title will usually correct and resubmit, but you might be asked to re‑sign a corrective instrument. Prompt responses keep everything on track. If you purchased or sold through a trust or entity, confirm that your internal records reflect the transfer and that any required resolutions were properly retained.
Be cautious with post‑closing mailers. Many look official and offer copies of your deed for a fee. You can obtain a copy directly from the county recorder or ask your escrow team for a stamped copy. Treat unsolicited requests to change payment instructions or provide personal data with care and verify using contact information you already trust.
If you have questions about a recording confirmation, a title policy, or a post‑closing adjustment as you move through the Arizona real estate closing process, St. Clair Law, P.C. can discuss options, coordinate with the parties involved, and help you address next steps.
