From required disclosures to the buyer's 10-day inspection window, here's exactly what to expect once you list, so nothing catches you off guard.

A seller asked me this week to just walk her through the whole process before she committed to anything. It's one of my favorite conversations to have, because most of the anxiety around selling comes from not knowing what's coming next. Here's the real timeline.

What Paperwork Do You Need Before You Even List?

Arizona requires sellers to complete a Seller's Property Disclosure Statement (SPDS), a detailed form covering what you know about the home's condition and history. If your home is in a planned community, you'll also need an HOA addendum. If it sits in an unincorporated part of the county rather than inside city limits, an Affidavit of Disclosure is required too. Getting these ready before you list, not after an offer comes in, keeps things moving smoothly.

What Happens Once You Accept an Offer?

The buyer's earnest money goes into escrow, and their 10 calendar-day inspection period begins immediately. This is the point where a lot of sellers feel like things go quiet, but behind the scenes, the buyer is scheduling inspections and their lender is beginning the loan process.

How Should You Handle the BINSR When It Arrives?

The Buyer's Inspection Notice and Seller's Response (BINSR) is how the buyer tells you what they'd like addressed after their inspection. You have 5 days to respond: agree to the repairs or a credit, decline, or negotiate a middle ground. Understanding your comparable market position matters here, in a market with more inventory, being reasonable on smaller items often keeps a deal together; being inflexible can send a buyer looking elsewhere.

What Happens Between Inspection and Closing?

Once the BINSR is resolved, the lender orders the appraisal, which typically needs at least 21 days before closing to complete. Any negotiated repairs get handled during this window, and the buyer will do a final walkthrough shortly before closing to confirm the home's condition matches what was agreed to.

How Long Does the Whole Process Typically Take?

From an accepted offer to a closed, financed sale, 30 to 45 days is typical in Arizona. Cash sales can move faster since there's no lender timeline to work around, but the inspection and disclosure steps still apply.

Frequently Asked Questions

What disclosures does a seller need to provide in Arizona? At minimum, a Seller's Property Disclosure Statement; additionally, an HOA addendum for planned communities and an Affidavit of Disclosure for properties in unincorporated county areas.

How long does a buyer have to complete their inspection after I accept their offer? The standard Arizona contract gives buyers a 10 calendar-day inspection period, during which they schedule inspections and submit a BINSR listing anything they'd like addressed.

Do I have to agree to everything a buyer requests after inspection? No, you have 5 days to respond to a BINSR by agreeing, declining, or proposing a middle ground; the buyer then has 5 days to accept your response or cancel the contract.

How long does it typically take to sell a home in Arizona from offer to closing? A typical financed sale closes in about 30 to 45 days from an accepted offer, with cash sales sometimes moving faster since there's no lender timeline involved.

If you're preparing to list and want a clear walkthrough of what to expect on your specific home, I'm happy to go through it with you, no pressure, just an honest plan.

This content is provided for informational purposes only and does not constitute legal or financial advice. All real estate services are provided in compliance with Fair Housing laws, RESPA, TCPA, the REALTOR® Code of Ethics, and Arizona Department of Real Estate advertising regulations. Equal Housing Opportunity. Gracie Vega, Realty One Group, AZ License #SA514613000.

Gracie Vega Realty One Group License #SA514613000 602.348.8773 gracie@vegarealestate.com