Ever see “HOA transfer fees” pop up on a McCormick Ranch closing statement and wonder what they actually cover? You are not alone. In this neighborhood, more than one association can be involved, which means more than one fee or document. In a few minutes, you will understand what to expect, who usually pays, typical costs and timelines, and how to avoid last‑minute surprises. Let’s dive in.
What “transfer fee” means here
In McCormick Ranch, “HOA transfer fee” is a catch‑all phrase. It often includes several items tied to changing ownership:
- The resale certificate or estoppel letter that confirms the account status
- An HOA administrative or transfer processing fee collected at closing
- A possible capital contribution or transfer assessment if the governing documents require it
- Access or amenity activation fees, such as new pool or clubhouse cards
The most important document is the resale certificate (also called an estoppel letter). It certifies assessments, fines, special assessments, and the amount needed to bring the account current as of a specific date.
Master and sub-associations
McCormick Ranch is a large master‑planned community with a master association and multiple sub‑associations. Your home may be part of just the master, or both the master and a condo or single‑family sub‑association. Each association has its own rules, fees, and timelines.
Because more than one association can be involved, sales here often trigger multiple documents and separate fees. Your purchase contract and closing statement should reflect each association and each fee line item to keep the numbers clear.
Typical costs and timing
While actual numbers vary by association and management company, here is what buyers and sellers in Scottsdale commonly see:
- Resale certificate or estoppel fee: often about $150 to $400. Larger or more complex associations can charge more. Expedited service is usually an extra charge.
- HOA administrative or transfer fee: commonly $100 to $500, but amounts vary by community.
- Access and amenity cards: often $0 to $100 per card or person based on policy.
- Capital contribution or transfer assessment: only if required in the CC&Rs. Amounts vary widely, sometimes a flat fee or an amount equal to a month’s assessment.
For timing, many Arizona associations take about 5 to 10 business days to produce a resale certificate. Some need up to two weeks. If closing is near, you can request expedited processing for an added fee.
Who usually pays
Custom in many Arizona resales is that the seller pays for the resale certificate. The administrative or transfer fee can be charged to either party depending on the association’s practice and your negotiated contract. Access cards, deposits, and any capital contribution can be assigned by agreement. Always confirm responsibility in the purchase contract and make sure escrow reflects it on the closing statement.
Yes, most closing‑related fees are negotiable between buyer and seller. Fees set by the association for issuing documents are usually fixed unless the board changes policy.
What the resale certificate includes
Expect the resale certificate to show:
- Current assessment balance and any late amounts
- Special assessments that are approved or pending
- Outstanding fines or violations
- Prepaid assessment credits and proration instructions
- A summary of governing documents and insurance details
- Management company contact information
- Issue date and an expiration date
If the certificate expires before closing, a reissue may be required. That can add time and cost, so keep an eye on dates in your escrow timeline.
Sellers: prepare early
Listing in McCormick Ranch? A smooth closing starts with early organization.
- Review your CC&Rs and any rules you have on hand.
- Confirm whether your home is under the master association only or also a sub‑association. Your MLS profile usually lists the HOA names and contacts.
- Order the resale certificate at listing or as soon as escrow opens. Earlier is better to avoid delays.
- Ask for a payoff breakdown that includes assessments, fines, transfer fees, and proration details.
- Resolve known violations or fines, or address them upfront with the buyer in the contract.
- Decide who pays which fees based on local custom and your negotiation. Put it in the contract.
- Coordinate with title or escrow so every HOA fee appears clearly on the closing statement.
Buyers: protect your timeline
During escrow, use the resale certificate to confirm the property’s standing and your costs.
- Read the resale certificate carefully. Look for unpaid assessments, fines, or special assessments.
- Verify amenity transfer rules, access card costs, and any refundable deposits.
- Check the certificate’s expiration date. If it will lapse before closing, ask for a reissue plan.
- Confirm with your lender and title that the certificate meets their requirements.
- If the certificate shows fines or special assessments, negotiate resolution per the contract.
Closing day checklist
To keep closing on track, make sure the paperwork and money flows match the plan.
- Confirm all transfer‑related fees are itemized on the Closing Disclosure or escrow statement.
- Verify that each association’s payoff is correct and scheduled to be paid through escrow.
- Get receipts and confirm that the association has your new owner contact information.
- Ask about post‑closing steps for amenity registration and access card pick‑up.
Common pitfalls and how to avoid them
Here are the most frequent snags in McCormick Ranch, plus how to sidestep them.
- Multiple associations: Identify all associations early and order every required certificate.
- Long turnaround times: Order the resale certificate early. If time is tight, consider expedited service.
- Unresolved violations or fines: Address these before listing or outline in the contract how they will be handled.
- Surprise special assessments: Read the resale certificate and budget for anything pending or approved.
- Expiring certificates: Track the issue and expiration dates. If needed, schedule a reissue before it lapses.
How to confirm exact fees
Your exact transfer fees depend on the association’s governing documents and its management company. To verify specifics for your address, use these steps:
- Check the recorded CC&Rs and bylaws for your master and any sub‑association.
- Contact the McCormick Ranch master association office or your sub‑association’s management company.
- Review the MLS HOA details and disclosures supplied by the seller.
- Ask your title or escrow officer to confirm ordering instructions, fee schedules, and payoff procedures.
- If you need help with interpreting CC&Rs or legal obligations, consult an attorney familiar with Arizona HOA law.
Can fees be negotiated or waived?
Some items are flexible between buyer and seller. You can negotiate who pays the administrative transfer fee, amenity card fees, and how to handle fines or special assessments. The HOA’s document‑production charges are generally set by policy. If there is room, it will come from the contract negotiation rather than from the HOA itself.
What if the HOA delays the certificate?
Delays can impact your close of escrow. If the certificate is not delivered in time, parties may need to request contract extensions, seek expedited processing from the HOA for a fee, or adjust timelines with the lender and title. Keep communication in writing and loop in the management company, escrow, and both agents early.
Work with a guide who knows both sides of the deal
McCormick Ranch is a fantastic lifestyle fit for many buyers and sellers, yet the layered association structure can create extra steps. You deserve an advisor who explains the process clearly, anticipates documents and fees, coordinates with title and management, and keeps your closing timeline on track. If you also need help with financing strategy, you should have that expertise in the same conversation for speed and certainty.
When you work with Denise McManus, you get an integrated real estate and lending experience that helps reduce friction, align your contract and loan timelines, and keep your HOA paperwork organized. If you are planning a move in McCormick Ranch, reach out for a clear plan, current fee expectations, and a smooth path to closing. Get your instant home valuation.
FAQs
What are HOA transfer fees in McCormick Ranch?
- They are one‑time charges tied to a change of ownership, which can include the resale certificate, an administrative transfer fee, possible capital contributions, and amenity card costs.
Who usually pays the resale certificate and transfer fee?
- The seller commonly pays for the resale certificate. The administrative transfer fee can be paid by either party, based on association policy and your negotiated purchase contract.
How much do HOA transfer fees typically cost in Scottsdale?
- Resale certificates often run about $150 to $400, transfer fees commonly range from $100 to $500, and access cards are typically $0 to $100. Capital contributions vary by CC&Rs.
How long does the resale certificate take to arrive?
- Many associations take 5 to 10 business days, sometimes up to two weeks. Expedited service is often available for an additional fee.
What if the resale certificate expires before closing?
- Ask the management company to reissue or update it. Plan ahead because reissues may add cost and time, and lenders and title need a current document.
Can HOA transfer fees be negotiated or waived in a sale?
- Buyer and seller can negotiate who pays most closing‑related fees. HOA‑set document fees are generally fixed unless the board changes policy.
What should I review in the resale certificate as a buyer?
- Look for unpaid assessments, special assessments, fines or violations, proration details, insurance summaries, and the certificate’s issue and expiration dates.
