FSBO Toolkit

Q: Do I need a lawyer to sell a home in Arizona?

Arizona closings are commonly handled by title/escrow companies. While an attorney isn’t required, you may choose one for contract review. Your escrow officer coordinates documents, disbursements, recording, and settlement statements.

Q: How do I handle title & escrow locally?

Select a reputable Arizona title &amp; escrow company. They’ll open escrow, order title, manage prorations/fees, prepare settlement statements, and record the deed after funding. Your Toolkit explains typical escrow items and how to read your net sheet.

Q: What changed with the NAR settlement—and does it affect FSBO?

Realtors must have written buyer‑broker agreements before showings; MLSs no longer publish blanket offers of buyer‑agent compensation. Commissions remain negotiable and compensation can be handled off‑MLS or via purchase terms. As an FSBO seller, expect buyers’ agents to discuss compensation explicitly.

Q: I have a pre‑1978 home—what’s required?

Provide the EPA pamphlet, disclose any known lead‑based paint hazards, include the Lead Warning Statement in your contract, and offer a 10‑day inspection period (unless waived). The Toolkit checklist makes this simple.

“Why Now” — The Arizona Market Reality

Market pace: Phoenix‑area homes are currently spending about 58–61 days on market (median), so a precise price, polished presentation, and strong outreach can convert faster..
Inventory & buyer leverage: Many submarkets show rising inventory and longer listing times (e.g., ~84 days in Scottsdale), making strategy essential if you’re selling solo.
Post‑NAR settlement changes: Since August 2024, offers of buyer‑agent compensation may not be published in the MLS; written buyer‑broker agreements before showings are now standard for REALTORS®, with commissions fully negotiable. Knowing how this impacts offers, concessions, and your negotiations is key.
Seasonal realities: Arizona’s summer heat affects showing windows and curb appeal. Plan staging, photography, and irrigation smartly to avoid “heat‑stress” first impressions.

Toolkit Contents

Arizona Residential SPDS Guide — A plain‑English walkthrough of the Seller’s Property Disclosure Statement, including how to document material facts (soil movement, termite history, roof and systems, HOA items) and attach supporting docs.
Lead‑Based Paint Disclosure Checklist (Pre‑1978 Homes) — Step‑by‑step compliance with EPA Title X: pamphlet delivery, records, contract language, and the 10‑day inspection option.
Professional “For Sale” Sign Templates — Desert‑friendly signage with clear callouts, QR code placement, and shade‑aware photo angles (optimized for Phoenix, Scottsdale & Tucson streetscapes).
Arizona ‘Net Sheet’ Calculator — Estimate closing costs in Arizona (title, escrow, recording, prorations), so you know your net proceeds before negotiating. (Toolkit shows typical escrow components and fees logic used by AZ title companies.)
FSBO‑to‑MLS Flat Fee Guide — Compare Flat Fee MLS options in Arizona, what’s included, typical pricing tiers, and where hybrid services may help.
Pricing & Valuation Mini‑Playbook — CMA checklist, comp grid, and pitfalls to avoid in fast‑moving neighborhoods.
Open House & Showing Kit — Checklists for heat‑wise scheduling, hydration stations, and desert‑landscaping touch‑ups that lift first impressions.

Common Pitfalls (and How to Avoid Them)

Pricing errors: Overpricing stalls showings; underpricing leaves money on the table. Use a comp‑driven CMA, confirm active vs. pending comps, and align with current Valley DOM realities.
Disclosure gaps: Arizona law expects full disclosure of material facts—even if not asked. The SPDS exists to help you disclose thoroughly and avoid costly nondisclosure claims.
Foundational/soil oversight: Expansive soils and settlement issues should be noted; they appear explicitly in SPDS sections—don’t skip them.
Termite history: Past or current wood‑destroying organisms and any warranties must be disclosed (SPDS has a dedicated section).
Desert‑landscaping curb appeal: Overgrown xeriscape, sun‑scorched plants, or uninspired rock beds reduce perceived value. Refresh hardscape edges, add shade‑tolerant color, and fix irrigation leaks before photos.

Frequently Asked Questions

Do I need a lawyer to sell a home in Arizona?

Arizona closings are commonly handled by title/escrow companies. While an attorney isn’t required, you may choose one for contract review. Your escrow officer coordinates documents, disbursements, recording, and settlement statements.

How do I handle title & escrow locally?

Select a reputable Arizona title & escrow company. They’ll open escrow, order title, manage prorations/fees, prepare settlement statements, and record the deed after funding. Your Toolkit explains typical escrow items and how to read your net sheet.

What changed with the NAR settlement—and does it affect FSBO?

Realtors must have written buyer‑broker agreements before showings; MLSs no longer publish blanket offers of buyer‑agent compensation. Commissions remain negotiable and compensation can be handled off‑MLS or via purchase terms. As an FSBO seller, expect buyers’ agents to discuss compensation explicitly.

I have a pre‑1978 home—what’s required?

Provide the EPA pamphlet, disclose any known lead‑based paint hazards, include the Lead Warning Statement in your contract, and offer a 10‑day inspection period (unless waived). The Toolkit checklist makes this simple.

For Sale By Owner Toolkit