How Much Will You Net Selling Your Home in Scottsdale?

By Dr. Kevin Shufford | May 22, 2026

Every seller I work with asks some version of the same question: “After everything, what am I actually going to walk away with?”

It’s the right question to ask — and it deserves a real answer, not a vague percentage range. The truth is, your net proceeds depend on a handful of specific line items, most of which are knowable before you ever list. Let me walk you through exactly what they are, with real numbers for the Scottsdale market.

The Line-Item Breakdown

Here’s what comes out of your sale proceeds at closing. I’ll use a $900,000 sale price as the working example — a realistic price point for Central and North Scottsdale in 2026.

Agent commission. This is the largest single cost of selling, and it changed significantly after the 2024 NAR settlement. Sellers and buyers now negotiate agent fees separately. As a seller, you’re responsible for your listing agent’s commission — typically 2.5–3% of the sale price. Whether you also offer a buyer’s agent commission is now a negotiation, not a default.

On a $900K sale at a 2.75% listing fee: $24,750
If you offer a buyer’s agent commission (e.g., 2.5%): $22,500
Combined if you pay both: ~$47,250 (roughly 5.25%)

Many sellers in today’s Scottsdale market still offer buyer’s agent compensation to attract the widest pool of buyers — your listing agent should walk you through what’s competitive in your price range right now.

Owner’s title insurance. Arizona sellers typically pay for the owner’s title insurance policy, which protects the buyer’s ownership interest going forward. For a $900K property, expect: ~$2,500–$3,500

Escrow fee. The escrow fee covers the title company’s coordination work — collecting documents, managing funds, recording the deed. In Arizona, this is typically split 50/50 between buyer and seller. Seller’s half: ~$750–$1,000

Recording fee. Arizona’s recording fee is minimal — a flat $2 for the deed transfer plus small per-page fees. Recording and misc: ~$50–$150

No state transfer tax. Arizona has no state transfer tax. In states like California, sellers pay a transfer tax based on the sale price. In Arizona, that cost simply doesn’t exist. Transfer tax: $0

Property tax proration. At closing, property taxes are prorated to the day — you pay your share from January 1 through your closing date. Arizona’s effective property tax rate is roughly 0.44% of assessed value. Tax proration estimate: $1,500–$2,500

HOA transfer and document fees (if applicable). If your home is in an HOA — and many Scottsdale properties are — there are transfer fees and document prep fees the seller pays at closing. These commonly run: $200–$600

The Working Net Sheet: $900K Sale

Cost	Low	High
Listing agent commission (2.75%)	$24,750	$24,750
Buyer’s agent commission (2.5%)	$22,500	$22,500
Owner’s title insurance	$2,500	$3,500
Escrow fee (seller’s half)	$750	$1,000
Property tax proration	$1,500	$2,500
HOA transfer fees	$200	$600
Recording / misc	$50	$150
Total transaction costs	$52,250	$55,000
Net proceeds before mortgage	$847,750	$845,000

Subtract your remaining mortgage balance to get your actual cash at closing.

• If you owe $350,000 on your mortgage: net cash ~$495,000–$498,000
• If you owe nothing: net cash ~$845,000–$848,000

What Sellers Often Forget to Factor In

The line items above show up on your closing disclosure. But there are costs that come before closing that can meaningfully affect your true net.

Pre-listing repairs and updates. In Scottsdale’s $700K–$1.25M market, buyers expect properties to show well. A dated kitchen, deferred HVAC maintenance, or a roof concern will either reduce your price or trigger repair requests after inspection. Addressing obvious issues upfront typically costs $3,000–$15,000 but protects your sale price far more than it costs.

Staging. Professionally staged homes in Scottsdale consistently sell faster and closer to list price. Expect $1,500–$5,000 depending on home size and staging scope.

Buyer concessions. This is the hidden cost most sellers underestimate in the current market. With over half of Maricopa County home sales including seller concessions in early 2026 — closing cost credits, rate buydowns, repair allowances — budget for this as a real possibility. A $5,000–$15,000 concession range is realistic on a $900K sale.

Appraisal gaps. Scottsdale homes are selling at about 96.5% of list price right now. If the appraisal comes in below contract price, you’ll negotiate a reduction, the buyer brings extra cash, or the deal falls apart. Pricing accurately from day one is the best protection.

Your SPDS Obligations — Don’t Overlook This

Under the AAR purchase contract, you’re required to deliver a completed SPDS — Seller’s Property Disclosure Statement — within three days of contract acceptance. This is a 10-page document covering structural conditions, HOA disputes, water intrusion history, and other known material facts.

Arizona law requires disclosure of all material facts that could affect the property’s value or the buyer’s use and enjoyment of it. Failure to disclose known issues creates real legal exposure — fraud or misrepresentation claims that can follow you after closing.

My recommendation: go through the SPDS before you list, not after you’re under contract. It forces you to think through the property’s history, and if there’s something worth disclosing, you want time to address it — not three days before the buyer’s review period ends.

What the Current Scottsdale Market Means for Your Net

Scottsdale in 2026 is a balanced market — homes are selling in about 55 days at roughly 96.5% of asking price, with a 2.05-month supply. Well-priced, well-presented homes still move. But overpriced homes sit, accumulate days on market, draw low offers, and generate more concession pressure.

I walk every seller through a comparative market analysis before we decide on a list price — because the number you put on your home on day one shapes everything that comes after it.

If you want to also see what your Scottsdale proceeds could buy on the other side of a move — including how California buyers are landing in this market — here’s what your budget buys in Scottsdale as a buyer.

Frequently Asked Questions

Does Arizona charge a transfer tax when you sell your home?

No — Arizona has no state transfer tax. This is one of the advantages of selling in Arizona compared to states like California or New York, where transfer taxes can add thousands to your closing costs. The only recording fee you’ll pay in Arizona is a minimal flat fee at the county level.

How much is realtor commission in Scottsdale in 2026?

Following the 2024 NAR settlement, commissions are fully negotiated between sellers and their agents — there’s no standard rate. In Scottsdale, listing agent fees typically run 2.5–3%, and whether you offer a buyer’s agent commission is now your choice as the seller. Most sellers offering buyer’s agent compensation are offering 2–2.75%.

What is the SPDS and when do I have to provide it?

The SPDS is the Seller’s Property Disclosure Statement — a 10-page Arizona-specific form developed by the Arizona Association of Realtors. Under the AAR purchase contract, you must deliver a completed SPDS within three days of accepting an offer. Failure to disclose known issues creates legal liability even after closing.

Do I have to pay the buyer’s agent commission as a seller in Arizona?

Not automatically — not anymore. Since the 2024 NAR settlement, seller payment of buyer’s agent commission is a negotiated item, not a default. Many sellers in Scottsdale still choose to offer buyer’s agent compensation to attract the widest pool of buyers, but the structure and amount are fully negotiable.

What does proration mean on my closing disclosure?

Proration means costs like property taxes and HOA dues are divided between buyer and seller based on how many days each party owned the home during that billing period. As the seller, you’ll owe your share of the annual property tax from January 1 through your closing date. Arizona’s property tax rate is about 0.44% of assessed value — so the proration is usually a modest line item compared to commissions and title fees.

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Want your own estimate? Run the math with my seller net proceeds calculator to see what you’d likely walk away with.