A homebuyer purchasing a $460,000 home in Phoenix typically pays about $10,902 in agent fees at a 2.37% rate. Often, sellers bear this cost, but since NAR’s settlement, buyers are being asked to pay their share.
It is possible to avoid that cost by purchasing a home without an agent. However, the savings come with responsibility.
Without an agent, you would often have to handle tasks like finding homes, comparing sale prices, and writing the offer.
It also includes tracking contract deadlines, reviewing disclosures and title documents, scheduling inspections, negotiating repairs, checking insurance coverage, and coordinating the closing.
Phoenix home buyers also have to account for Arizona contract deadlines, Maricopa County property records, HOA disclosures, flood map checks, pool rules, termite inspections, roof condition, HVAC age, and insurance costs. This can overwhelm buyers who do not understand the homebuying process.
Read on to understand the homebuying process in Phoenix in 6 easy steps.
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Step 1: Confirm Your Financing Before You Contact a Seller
A seller will expect proof that the buyer can close. Buyers using a mortgage need a preapproval letter. Cash buyers need proof of funds. Without that documentation, the seller or listing agent may not respond.
The buyer also needs to know the numbers behind the offer. That includes the down payment, loan amount, estimated monthly payment, closing costs, prepaid taxes, insurance, HOA dues, and mortgage insurance when required. These numbers show whether the buyer can fund the purchase, qualify for the loan, and carry the home after closing.
The table below shows the payment and the cost-to-close math for a Phoenix buyer using the city’s median sale price.
| Item | Amount |
| Purchase price | $460,000 |
| 20% down payment | $92,000 |
| Loan after 20% down | $368,000 |
| Estimated P&I at 6.51% / 30 years | $2,328/month |
| 3.5% down payment | $16,100 |
| Loan after 3.5% down | $443,900 |
| 2%–5% closing-cost range | $9,200–$23,000 |
Step 2: Search Listings and Verify Everything
A listing is a starting point, not proof. A buyer without an agent can review Houzeo's Phoenix listings, public portals, and FSBO listings, but the property details should be checked against public records before writing an offer.
In Phoenix, that starts with Maricopa County Assessor records, which provide key details like the parcel number, assessed value, property characteristics, and owner information.
Buyers should use Maricopa County Recorder records to verify recorded deeds and ownership transfers.
The buyer should review the property’s tax bill before writing an offer. The bill shows which taxing jurisdictions apply to the home, such as the school district, community college district, and special districts. These charges affect ownership cost.
Flood status also belongs in this review. The buyer should check the property through FEMA’s Flood Map Service Center and estimate flood insurance costs before the inspection period ends.
If the property is in an HOA, the buyer should request resale disclosures after the contract is accepted. Arizona law gives buyers access to those disclosures within 10 days of a written request.
The buyer should review the HOA financial statements, reserve study, CC&Rs, fees, rules, rental limits, and special assessments.
The buyer should not rely on the home size shown in the listing if size affects the offer.
The size listed for the home may not be exact. If the buyer wants to rely on that number, it should be checked during the inspection period.
Step 3: Price the Offer Using Closed Sales, Not List Price
A buyer without an agent has to decide what to offer before writing the contract. The seller’s asking price is one number, but it does not show what buyers paid for similar homes.
In March 2026, the median sale price in Phoenix was $460,000, down 5.2% from a year earlier. Homes sold for an average of 2% below the list price. Reports show a 0.987 sale-to-list ratio. About 61% of Phoenix homes sold below list price, and 15% sold above it.
A buyer without an agent should compare the home with sales in the same area. The homes should have the same size, condition, number of bedrooms, lot type, and features when possible. Sales from the past 90 days give the buyer a basis for the offer.
Step 4: Read the Purchase Contract Before Writing the Offer
In Arizona, home offers typically use the Arizona REALTORS Residential Resale Real Estate Purchase Contract.
A buyer without an agent should read the purchase contract before making an offer. A real estate attorney can review it before signing.
The contract sets the offer price, earnest money, loan terms, inspection period, seller concessions, repair requests, closing date, and cancellation rights. Once the seller accepts, these terms control the transaction.
The contract includes a seller-concessions section. The buyer can request a dollar amount or a percentage of the purchase price to cover lender-approved costs such as closing costs, prepaid items, or a rate buydown.
Buying without an agent does not change the price. The seller’s agent represents the seller. Any price change, concession, repair request, or deadline adjustment has to be written into the contract.
Step 5: Manage the Inspection Period
In Arizona, the inspection period is 10 days after contract acceptance unless the buyer and seller agree to a different timeline.
During this time, the buyer pays for inspections and decides whether to accept the home, request repairs, or cancel under the contract.
The buyer should use this period to check the home’s condition and risk. That can include a general home inspection, termite inspection, roof inspection, HVAC inspection, sewer scope, pool review, flood check, and insurance quote.
The seller must provide the Residential Seller’s Property Disclosure Statement within three days of contract acceptance. After the buyer receives it, they have until the end of the inspection period or five days from receipt, whichever is later, to raise issues in writing.
The seller must also provide a five-year insurance claims history within five days of contract acceptance. If the home was built before 1978, the seller must provide a lead-based paint disclosure.
Insurance should be checked during this period. Average homeowners' insurance was $2,331 per year in Arizona and $2,016 per year in Phoenix.
Verbal agreements do not change contract deadlines. If the seller refuses repairs, the buyer must cancel within the contract period or move forward without those repairs. Missing the deadline can put the buyer’s earnest money at risk.
Step 6: Track Escrow and Review Contract Before Closing
In Arizona, the buyer and seller usually work with a title company after the offer is accepted. The title company manages escrow, reviews title records, prepares closing documents, and records the deed after closing. It does not represent the buyer in negotiations.
The buyer should review the title commitment after receiving it. Any title issues must be raised in writing before the contract deadline.
Before signing, the buyer should review the closing disclosure and confirm it matches the loan terms, credits, and fees in the contract and lender documents. The buyer should also review the closing disclosure before signing.
After closing, Maricopa County records the deed. The standard recording fee for most documents is $30.
The Cost Savings Come With Responsibility
Buying a home in Phoenix without an agent can cut one cost from the transaction. It does not remove the work behind the purchase.
The buyer has to verify the home, price the offer, read the purchase contract, manage inspections, track deadlines, review title documents, and close through escrow. Each step affects the deal.
The decision comes down to capacity. A buyer who can manage the process may save on agent fees.
A buyer who misses a deadline, skips a record check, or signs terms they do not understand can lose more than they save.
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