Moving Across States? Key Tips for Buyers and Sellers Moving to Arizona

You're crossing state lines to make Arizona home—or to sell and move on. Great choice. The state's desert light and fast-growing metros come with a few quirks in taxes, closings, and paperwork that differ from places like Massachusetts. Here's a practical primer so you can land a clean deal and avoid first-timer hiccups.

What Makes Arizona Different: Taxes, Escrow & Timelines

Arizona runs on a flat individual income tax—2.5% for all filers. That's a shift if you're used to graduated state brackets, and it can change your monthly withholdings and estimated payments the first year you arrive. Check your paycheck and set up new state withholdings as soon as you start AZ employment.

On property taxes, Arizona classifies owner-occupied homes as "Class 3" residential and non-primary residences (second homes, most rentals) as "Class 4." Both are assessed at 10% of limited property value, but the classification impacts how the assessor treats the property and certain notices—useful context if you're buying a primary and keeping a former home as a rental.

Arizona is an escrow state. Title/escrow companies—not attorneys—typically coordinate the closing: hold funds, follow the purchase contract, and record the deed when conditions are met. Expect roughly 30-45 days from contract to close, depending on financing, inspection, appraisal, and HOA docs. If you're used to attorney closings, the cadence here feels more title-driven.

One more trend worth noting for relocating renters who may lease before buying: Arizona now bans municipal rental taxes (which many cities once charged). That change trimmed rent bills in places that previously added 1-4% tax—useful if you need a short-term lease while house-hunting.

Buyer Playbook: From Pre-Approval to Keys

Get pre-approved with Arizona-savvy lenders. Beyond rate shopping, you want teams familiar with local appraisal norms (especially in fast-moving Phoenix and Tucson submarkets). That speeds underwriting and keeps your escrow timeline intact. Expect the title company to run escrow and guide earnest money wiring, HOA questionnaires, and deed recording.

Plan for inspections and disclosures. While Arizona doesn't mandate a single statewide inspection, general home inspections, termite (WDIIR), roof, and sewer scopes are routine and usually completed early in the inspection period. Sellers provide a Seller's Property Disclosure Statement (SPDS)—a comprehensive questionnaire about known conditions, utilities, systems, and HOA details. Read it closely; follow-up questions belong in the inspection window.

Budget the "move-in" admin. New residents should handle driver's license and vehicle registration with the Arizona MVD (Arizona Travel ID is the state's REAL ID version). If you're moving with kids, public schools require proof of Arizona residency at enrollment—line up documents ahead of time so you're not scrambling during closing week.

Neighborhood fit matters—micro-markets move differently. If Tucson's calling, start with local lifestyle guides to narrow where you'll enjoy living day-to-day; neighborhood character, commute corridors, and outdoor access vary block to block. When you're comparing options, this roundup of the best areas to live in Tucson is a handy way to focus your search map before tours.

Seller Game Plan: Prep, Disclose, and Close Smoothly

Stage and repair strategically. Arizona buyers expect clean AC units, tidy landscaping that respects water restrictions, and functional shade. In high-sun markets, minor investments in exterior paint, window treatments, and outdoor living areas can swing first impressions. If your inspection turned up common issues (roof, HVAC, irrigation), consider addressing them pre-listing to prevent escrow delays.

Disclose what you actually know—clearly. Arizona law requires sellers to disclose known material facts. The SPDS form isn't a license to "guess," but it is the framework to share what you do know about systems, additions, drainage, pests, insurance claims, and HOA matters. If you've never lived in a home you're selling (e.g., inherited or rental), say so; provide the records you have. Opaque disclosures risk re-trades or cancellations.

Expect escrow to quarterback the finish. Once you're under contract, the title/escrow company coordinates payoffs, HOA estoppels, settlement statements, and recording. Your job is to keep the timeline: allow access for inspections and appraisal, respond to Buyer Requests for Repairs quickly, and be ready for remote notarization or an in-office signing near closing day.

Cross-State Logistics: Paperwork, Taxes, and Timing

Update ID and registrations fast. New Arizonans can handle most MVD prep online, but plan one in-person visit for the Travel ID or photo. If your move overlaps with travel, consider bringing a passport so you're Real-ID-compliant on flights while your new license processes.

Reset your tax expectations. With a flat 2.5% income tax, many movers from progressive-rate states find their withholding drops. That can feel like a raise—but calibrate quarterly estimates if you're self-employed so you don't owe at filing. Property taxes in Arizona are relatively modest compared with many coastal states, though county rates and special districts vary; your escrow team will prorate at closing, and your lender will impound as needed.

Right-size your closing window. National averages aren't very helpful; Arizona's escrow-centric process plus HOA turnaround and appraisal availability drive the actual timeline. Align your moving truck, lease end, and school enrollment with a 30-45 day close, and include a buffer for repairs on older roofs or AC units common to sunbelt homes.

 

Published 9/11/25