What you'll pay at the table, what happens between contract and keys, and the one wire-fraud rule every buyer must know.
Plan on roughly 2–3% of the purchase price in closing costs on top of your down payment — more if you buy discount points. The structural good news: Arizona has no real estate transfer tax, which quietly saves Valley buyers thousands compared with many states.
| Cost | Ballpark | Notes |
|---|---|---|
| Loan origination & underwriting | 0.5–1% of loan | Lender fees — compare these across your Loan Estimates. |
| Appraisal | $500–$700 | Ordered by the lender, paid by you, usually up front. |
| Escrow fee | Varies | The title company's fee for running the closing — customarily split 50/50 with the seller in Arizona. |
| Lender's title insurance | Varies with loan | Buyer typically pays; protects the lender. The owner's policy protecting you is customarily seller-paid here. |
| Prepaids & impounds | 1–2 months+ each | First year of insurance plus a starter cushion of taxes and insurance in your escrow account. |
| Inspections | $400–$900 total | General, termite, and specialty inspections — paid during the inspection period. |
| HOA transfer & disclosure fees | $0–$800+ | If applicable; who pays is negotiable in the contract. |
| Recording fees | Small | County fee to record the deed. |
Three days before closing, your lender must send a Closing Disclosure with the final numbers. We review it with you line by line against the original estimate — surprises are for birthdays, not closings.
Arizona is an escrow state — a neutral title and escrow company holds the money, clears the title, and records the sale. The typical rhythm of a 30-day escrow:
Your earnest money is deposited with the escrow company (typically within 48 hours of acceptance) and the clock starts on every contract deadline.
The seller delivers the SPDS, the insurance claims history, and — if there's an HOA — the association's documents and finances. Read them; we will too.
Your 10-day window: inspect everything, then request repairs via the BINSR — or cancel with your earnest money intact.
The appraisal confirms value while underwriting verifies your file. Respond to document requests fast — this is where closings are won or lost on time.
Final numbers arrive at least three days out; then you sign with the escrow officer — in Arizona usually a day or two before the official close.
A final walk-through confirms condition, the lender funds, the county records the deed — and at recording, the home is yours.
