Paperwork for Selling a House by Owner in Phoenix, AZ: 2026 Local Guide

$6,800 – that’s the average amount Phoenix sellers saved in 2025 by skipping a 5‑6% broker commission and handling the paperwork themselves. If you’re ready to keep that cash, the right documents will protect you and speed the sale.

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Why the paperwork matters now

Phoenix’s 2026 market still feels the after‑effects of the 2022‑2024 boom. Median home prices hover between $425,000 and $475,000 across the valley, and inventory remains tight in hot neighborhoods like Arcadia, Biltmore, and Central City. Buyers expect clean, complete disclosures and a professional purchase agreement. Missing a single form can stall escrow for 7–10 days or expose you to liability after the sale closes.

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The essential document checklist

Quick tip

Sellable’s platform auto‑generates the AR‑100 contract, inserts your SPDS answers, and syncs with local title companies. The AI checks each field for Arizona‑specific legal language, cutting the back‑and‑forth with buyers.

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Step‑by‑step: Getting the paperwork done

1. Collect property records

   • Pull the deed, tax bill, and any past permits from the Maricopa County Recorder’s Office.
   • Download the latest Phoenix Building Code compliance report (available online for $15).

2. Complete the SPDS

   • Answer every question honestly; Phoenix law requires disclosure of water‑damage history, termite activity, and any known zoning changes.
   • Attach supporting documents—receipts for roof repairs, termite treatment invoices, or a recent energy‑efficiency audit (many buyers request this for solar‑ready homes).

3. Prepare the Lead‑Based Paint Disclosure (if applicable)

   • Use the EPA’s 2026 form; sign and attach to the SPDS.

4. Set up escrow

   • Choose a reputable Phoenix escrow company (e.g., Fidelity National or First American).
   • Provide them with the SPDS, title commitment request, and any HOA paperwork.

5. Draft the purchase agreement

   • Use Sellable’s AI‑driven template or download the Arizona Association of Realtors AR‑100 form.
   • Fill in purchase price, financing type, closing date (most Phoenix deals close in 30–35 days), and any contingencies (inspection, appraisal, HOA approval).

6. Negotiate and add addenda

   • If the buyer asks for a repair credit, attach a Repair Estimate Addendum.
   • For lease‑back requests, include a Seller’s Occupancy Addendum.

7. Handle the inspection window

   • Phoenix buyers typically schedule a home inspection within 5 business days of contract acceptance.
   • Review the inspector’s report and decide whether to negotiate repairs, offer credits, or stand firm.

8. Finalize title work

   • The title company issues a Title Commitment after a search of Maricopa County records.
   • Resolve any liens or judgments before closing; common issues involve unpaid water bills or HOA dues.

9. Sign the closing documents

   • Meet at the escrow office or use Sellable’s secure e‑signature portal.
   • Review the Closing Disclosure line‑by‑line; confirm that seller credits, prorated taxes, and utility adjustments are correct.

10. Record the deed

    • The escrow officer files the recorded deed with the Maricopa County Recorder.
    • Keep a copy of the recorded deed for your records.

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Neighborhood‑specific quirks

If your home sits in a floodplain, the Arizona Department of Water Resources mandates a Flood Hazard Disclosure. Phoenix’s 2026 flood maps show a modest increase in at‑risk zones, so verify your parcel’s status before listing.

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Legal pitfalls to avoid

• Skipping the SPDS: Arizona law treats an incomplete disclosure as fraud. Even a minor omission (e.g., a cracked foundation) can lead to a lawsuit worth $20,000–$30,000 in damages.
• Using an outdated contract template: The AR-100 form received a revision in March 2026 to include a “COVID‑19‑related contingency” clause. Using the 2025 version may render the contract unenforceable.
• Ignoring HOA fee delinquencies: Buyers can walk away if you owe more than $500 in back fees. Obtain a clearance letter from the HOA before escrow opens.
• Failing to prorate property taxes correctly: Phoenix’s 2026 tax year runs July 1–June 30. Mis‑prorating can cause post‑closing adjustments that delay fund disbursement.

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Tools that make the process smoother

• Sellable (sellabl.app) – Generates AR‑100 contracts, auto‑fills SPDS answers, and syncs with Maricopa County’s e‑recording system.
• Arizona e‑Recording Portal – Submit deeds and liens electronically; fees are $12 per document.
• TitleCheck AZ (mobile app) – Scan your title commitment and receive instant alerts for liens or judgments.

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Sample timeline for a Phoenix FSBO sale

A well‑organized paper trail keeps the sale within the 30‑day window that Phoenix buyers expect.

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How to verify the numbers

• Median price range: Check the Arizona Regional Multiple Listing Service (ARMLS) for the latest zip‑code stats.
• HOA fees: Call the HOA management office; fees can change annually.
• Tax prorations: Use the Maricopa County Treasurer’s online calculator (updated quarterly).

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Bottom line

Paperwork is the backbone of a successful FSBO transaction in Phoenix. Gather your records, complete the disclosures, use a current AR‑100 contract, and let a trusted escrow company handle the title work. With Sellable’s AI‑driven tools, you can cut the learning curve and keep the commission you’d otherwise hand over to an agent.

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Frequently Asked Questions

Q1: Do I need a real estate attorney to review the purchase agreement?
A1: Arizona law does not require an attorney, but having one review the AR‑100 contract can catch costly errors. Sellable’s built‑in legal check covers the most common issues.

Q2: How much earnest money should I request?
A2: Phoenix buyers typically deposit 1%–2% of the purchase price. For a $440,000 home, that means $4,400–$8,800, held by the escrow officer.

Q3: Can I sell a home that’s still under a construction loan?
A3: Yes, but you must obtain a payoff statement from the lender and include a Loan Payoff Addendum in the contract. The lender may require a pre‑payment penalty; verify the amount before listing.

Q4: What happens if the buyer’s appraisal comes in low?
A4: The buyer can request a price reduction, bring additional cash, or walk away if the contract includes an appraisal contingency. Without that clause, the buyer must proceed at the agreed price.

Q5: Do I have to disclose solar panel leases?
A5: Arizona law requires you to disclose any lease or power‑purchase agreement tied to the property. Include the lease terms in the SPDS and attach a copy of the lease agreement.

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