Caleb Lehmann· Licensed REALTOR®, Arizona
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The Arizona Buyer's Guide

Buying a home in Arizona, start to close.

Five chapters covering everything from your first pre-approval call to handing over the keys — written for the way Arizona actually works.

8 min read
By Caleb Lehmann, REALTOR®Licensed in AZ & ID · [Brokerage] · Lic. #[add] · Full bio →
Last updated
[Month 2026]

Buying a home is a long sequence of small decisions. The goal of this guide is to make each one less mysterious — and to flag the Arizona-specific things that catch out-of-state buyers off guard.

Arizona has its own rhythms. The AAR Residential Resale Real Estate Purchase Contract is the standard offer document. Title companies (not attorneys) handle most closings. Many homes carry HOAs with rules and fees that vary widely. Older properties in pockets like Arcadia use flood irrigation. Summer heat changes what an inspection should cover. None of this is intimidating once you know what to expect.

Below is the path. Read the chapters in order, or jump to the part you're stuck on.

Chapter 1

Getting pre-approved

What lenders actually look at, the difference between pre-qualification and pre-approval, and how to come in strong.

Read → Chapter 2

Choosing the right area

A framework for narrowing down the Valley — commute, housing type, lifestyle, schools, HOA tolerance, and how to use the neighborhood guide.

Read → Chapter 3

Making an offer

How the AAR purchase contract works, earnest money, contingencies, escalation, and reading a counter-offer.

Read → Chapter 4

Inspections & due diligence

What to inspect in Arizona specifically — HVAC, roof, pool, termites (BWIR), HOA documents — and what the appraisal does.

Read → Chapter 5

Closing the deal

The title-and-escrow process, what closing costs typically include, the final walkthrough, and getting the keys.

Read →

Common buyer questions

How much do I need for a down payment in Arizona?
It depends on the loan. Conventional loans can go as low as 3% down for qualified borrowers; FHA loans typically 3.5%; VA loans 0%. There's no Arizona-specific minimum. Talk to a lender early — your real number depends on credit, debt, the property, and the loan program. More in Chapter 1 →
How long does it take to close on a home?
Cash purchases can close in roughly two weeks. Financed purchases typically run 30–45 days from contract acceptance to closing. The timeline is driven mostly by the lender's underwriting and appraisal schedule. More in Chapter 5 →
Do I need a real estate agent to buy a home?
No — but most buyers use one. A buyer's agent represents your interests in the negotiation, helps you read contracts, and coordinates inspections, the appraisal, and closing. Compensation is usually negotiated up front in a written buyer-broker agreement.
What's the AAR contract?
The Arizona Association of REALTORS® Residential Resale Real Estate Purchase Contract is the standard offer document used in most resale home purchases in the state. It has built-in deadlines for inspections, financing, and other contingencies. More in Chapter 3 →
Are HOAs a big deal in Arizona?
Often yes. A large share of Valley homes — especially in master-planned communities — carry an HOA with monthly dues, rules, and architectural restrictions. Always review the CC&Rs, financial statements, and any pending special assessments before closing.

Ready to start, or have questions?

Whether you're months out or ready to make an offer this week, I'm happy to walk through where you are — no pressure.

Talk to Caleb →