Dues and assessments
Regular dues, special assessments and sometimes a transfer fee, all of which the title company confirms through the association's statement.
Associations, balances and violations
Selling when you owe your HOA dues or fines
Most San Tan Valley homes belong to a homeowners association. Falling behind on dues or collecting a violation notice does not have to stop a sale.
- Direct buyer, your details stay with us
- Bought as-is, no repairs asked
- Free to ask, free to say no
- Written offer before you sign
- San Tan Valley only
Why associations matter so much in San Tan Valley
The area grew through master-planned communities, with Johnson Ranch, Copper Basin and Pecan Creek among the better known. Each has its own association, its own dues and its own rules about landscaping, paint colors, parked vehicles and the like. A single home may even belong to two associations, a master one and a sub-association.
That structure is helpful for property values and a nuisance when a homeowner falls behind. Dues are usually due monthly or quarterly. Notices of violation can accumulate while a house sits empty or an owner is dealing with something else. And before any sale, Arizona law requires a disclosure package, so the association is part of every transaction, whether you list or sell for cash. You can see how our standard process fits that step.
If a failed listing is part of your story, see the expired listing page. The communities named above each have their own guide, such as Copper Basin.
Violation notices
Overgrown landscaping, an unapproved paint color or a vehicle in the driveway can turn into fines if ignored. Photos and dates of the notice help.
Liens
If an association records a lien for unpaid balances, it is paid at closing from the proceeds, the same way a mortgage payoff is.
What Arizona requires before a sale
Under A.R.S. 33-1806, an owner selling in an association must provide the buyer a disclosure package. It covers the declaration and bylaws, the budget, current assessment amounts, any lien or unresolved violation tied to the property, and other items. For an association with fewer than 50 properties, the seller delivers the package within 10 days after the offer is accepted.
The association may charge the seller up to $400 total for preparing it, and fees are collected no earlier than close of escrow. Those are figures from the statute as we read it. Please confirm the current text and your association's fee schedule, because rules change.
What we do with the package
We read the statement, note any balances or open violations, and make sure the offer reflects what must be cleared at closing.
What you do
Request the package from your association or management company early. It is the single document most likely to slow a sale if it arrives late.
What the title company does
It confirms balances with the association and prepares payoffs, so you see them on the settlement statement before you sign.
Tell us what the association says you owe
Send the address and tell us what is going on. We read every request, and a no thank you costs you nothing.
Handling violations and balances without drama
Start by getting the association's current account statement. It shows what you owe and why. If a violation is open, ask what it would take to close it, and whether the fine can be reduced when the house is changing hands. Associations sometimes are flexible when a property is being sold.
If the amounts are modest, they are simply settled at closing. If they are large, say so on the form and we will discuss it. Our repairs page covers violations that come from deferred maintenance, such as a cracked wall or a dead lawn, and the neighborhood guides list a few association details for the communities we have researched.
Still unsure? Our FAQ and about page explain how we work, or you can ask directly. The newly formed town may also affect who handles violations, as our town explainer describes.
Ask about a payoff letter
It lists the exact amount to clear everything on a given closing date, including late fees.
Age-qualified communities
Some communities, such as parts of Johnson Ranch, are age-restricted. Rules about who may buy and occupy a home can limit buyers, so tell us if yours is one.
Short on time
If a deadline is looming, say so. We can often work within it, or tell you plainly that we cannot.
Special assessments, transfer fees and other surprises
Some associations charge a transfer fee at sale, others have a special assessment approved or under discussion. The statute asks the association to disclose these on its dated statement, but only if you request the package. Ask for it early and read it line by line.
In a few communities there are also two layers: a master association that covers common areas and amenities, and a neighborhood association for a gated or themed section. Each has its own dues, and each can have its own balance. If you are not sure how many associations your house belongs to, your deed or your title company can tell you.
Resale or capital-improvement fees
These vary by community and are set in the recorded declaration. The title company will show them on the settlement statement.
Pending special assessments
If a vote on a special assessment is coming, tell us. It may affect timing and price and is better dealt with before an offer.
Rental restrictions
Some communities limit leasing. That matters if you are thinking of renting the home out before you sell, and it is worth checking first.
HOA and association questions
Can I sell if I owe HOA fines?
Generally yes. Balances are shown on the title company's statement and paid at closing from your proceeds.
Who pays the association's disclosure fee?
Under the Arizona statute it is charged to the seller, up to a cap, and collected no earlier than close of escrow. Confirm with your association.
Does a violation notice stop the sale?
Usually not, but an unresolved one must be disclosed and may need resolving at or before closing.
Will you buy in an age-restricted community?
It depends on the rules. Tell us the community and we will tell you if we can.