Selling A Condo In Old Town: Timeline And Key Steps

Thinking about selling your Old Town Scottsdale condo but not sure where to start? You are not alone. Between HOA documents, buyer seasonality, and the escrow process, the steps can feel layered. This guide lays out a clear timeline, the exact documents you need, and the key decisions that keep your sale on track. Let’s dive in.

Market timing in Old Town Scottsdale

Old Town draws full-time residents, seasonal snowbirds, second‑home buyers, and investors. Winter months, roughly November through March, see more showings and stronger foot traffic. If you can time your launch ahead of winter visitors, you tend to capture more buyer activity.

Local buyers care about outdoor space, parking, HOA amenities, and walkability to dining and entertainment. Highlight these features early in your marketing, and price with current condo inventory and days on market in mind.

Before you set a list price, look closely at comparable sales in your building or complex, current active listings, recent days on market, and list‑to‑sale price ratios. Pull data from your agent’s MLS, local Arizona REALTORS reports, and public records to confirm trends.

Your week-by-week selling timeline

Every sale is unique, but most Old Town condo sales follow this structure.

Weeks 1–4: Pre‑listing prep

• Gather required disclosures and HOA documents. Start early on the HOA resale package or estoppel timing.
• Complete a pre‑listing inspection and a pest or termite check if you want to reduce repair surprises.
• Make high‑impact cosmetic updates, like paint or fixtures, and handle safety or obvious maintenance issues.
• Declutter and stage. Professional staging is recommended in higher price tiers.
• Order professional photos, floor plans, and a virtual tour. Emphasize outdoor living and proximity to Old Town amenities.

Listing live to accepted offer: 2 days to 8+ weeks

• Expect shorter times in winter when seasonal buyers are active. Balanced markets can take longer.
• Review feedback from early showings and adjust pricing or presentation if needed.
• Consider strategic pricing to attract multiple offers in strong markets. In cooler periods, price with room to negotiate.

Contract to close: 30–45 days for financed buyers

• Cash offers often close faster, sometimes 7–14 days, if the HOA estoppel does not delay timing.
• The lender’s appraisal, underwriting, and HOA documents are your biggest timing variables.

Required Arizona disclosures and condo documents

Selling a condo means more paperwork than a single‑family home. Have these ready.

Seller disclosures

• Complete the Seller’s Property Disclosure, often called the SRPD, and disclose known material defects. This includes structural, mechanical, pest, and water‑intrusion issues.
• If your building was constructed before 1978, include the federal lead‑based paint disclosure.

HOA documents and estoppel

• Assemble CC&Rs, bylaws, rules and regulations, the current budget, reserve study if available, recent meeting minutes, HOA fee schedule, delinquency policy, and proof of paid assessments.
• Buyers and their lenders commonly require an HOA estoppel or resale certificate that confirms current dues, any delinquencies or fines, special assessments, and rental restrictions.
• Turnaround varies by association. Some HOAs allow the seller, buyer, or title company to order it. Confirm who orders it and the timeline up front since it can take days to weeks.
• Expect an HOA estoppel or resale package fee. Budget approximately 150 to 400, depending on the association.

Title and ownership

• Have your deed, a copy of your title policy if available, payoff statements for mortgages or liens, and any easements or encumbrances ready.
• Connect with a local title or escrow company early so you know exactly what they need for Maricopa County recording.

Optional pre‑listing inspections

• A home inspection and termite inspection can reveal issues that stall closings, like plumbing leaks, older HVAC, balcony or walkway safety concerns, or potential water intrusion.
• Decide whether to repair items or price with a credit. Either way, disclose what you know.

Pricing strategy for Old Town condos

The best comps come from your building or complex. Adjust for floor plan, balcony or patio, parking type, condition, view, storage, and level of renovation. In a strong seller market, a slightly under‑market price can generate more showings and multiple offers. In a cooler market, price with a negotiation buffer while staying competitive.

Your agent should monitor active inventory, new listing velocity, and days on market weekly. If you are not getting traffic in the first two weeks, review pricing, photos, and staging promptly.

Marketing that converts in Old Town

You want buyers to picture the lifestyle. Package your condo with:

• High‑quality interior and exterior photography and images of community amenities.
• A 3D tour or video walkthrough plus accurate floor plans.
• Clear HOA details in the MLS, including monthly dues, pet rules, and any rental restrictions.
• Neighborhood highlights, such as walkability to dining, arts, and entertainment.
• Targeted outreach to seasonal buyers in the fall, and to investors if the HOA allows short‑term rentals.

Offers, contingencies, and escrow in Maricopa County

Most Arizona transactions use standard forms with typical contingencies that protect both parties.

Key contingencies and timelines

• Inspection window: commonly 5–10 days after acceptance for the buyer to complete inspections and request repairs or credits.
• Loan and appraisal: appraisals are often back in 1–2 weeks after the order. Underwriting can run 14–30 days for financed deals.
• HOA estoppel: lenders need it before closing. Slow HOA processing is a common cause of delay, so start early.

Appraisal and financing risk

If an appraisal comes in below contract price, you can renegotiate price, the buyer can add cash, or either party can cancel if protected by the appraisal contingency. Condo loans can face extra scrutiny if the HOA has weak reserves, higher delinquencies, or strict rental rules. Lenders will review the HOA’s documents for project eligibility.

Closing costs and prorations for sellers

Typical seller costs include:

• Real estate commission, which is negotiable and commonly ranges from 5 to 6 percent of the sale price.
• Title and escrow fees, payoff of mortgages or liens, prorated property taxes and HOA dues, and any agreed credits to the buyer.
• HOA resale or estoppel fees paid per the contract.
• In Arizona, sellers often pay the owner’s title insurance premium, and buyers pay the lender’s policy. Confirm the final allocation with your title company and contract.

Property taxes are prorated at closing based on the Maricopa County schedule. Your title company will prepare the final prorations and a seller net sheet so you know your estimated proceeds.

Special local issues to confirm early

Short‑term rentals

If your condo has been rented short‑term, make sure you understand the City of Scottsdale licensing, safety, and zoning rules and your HOA’s rental restrictions. Buyers will ask for accurate rental history and compliance status, and lenders will review the HOA’s rules.

Assessments and reserves

Large special assessments or underfunded reserves can impact value and financing. Be prepared to disclose any pending assessments, recent assessments, or litigation involving the HOA.

Taxes and capital gains

If the condo is your primary residence and you meet federal ownership and use tests, you may qualify for an exclusion on gains up to certain limits. If you used the condo as a rental, tax items like depreciation recapture may apply. Arizona treats capital gains as part of state income. Speak with a tax advisor or CPA for specifics on your situation.

Legal and title red flags

Unresolved mechanic’s liens, missing HOA documents, unrecorded ownership interests, or unpaid assessments can slow or derail closings. Confirm your recorded ownership and address all liens with your title company before listing.

Pro tips to avoid delays

• Start the HOA resale or estoppel process as soon as your HOA allows it, or set a plan to order immediately after contract.
• Pre‑inspect and fix obvious items. Small repairs now can prevent last‑minute re‑negotiations.
• Keep all receipts and warranties for appliances and recent work. Buyers appreciate documented upkeep.
• Verify parking spaces, storage units, and any assigned rights in writing so there are no surprises during escrow.
• If you have rental income, prepare a simple rent roll and copies of leases for lender review.

What you get with an integrated advisor

You want more buyers, fewer handoffs, and a smooth close. By pairing boutique, lifestyle‑driven marketing with deep financing knowledge, you can reach seasonal buyers, local professionals, and qualified investors while keeping timelines tight. That means polished presentation, accurate pricing, stronger deal flow, and fewer fall‑throughs.

If you are ready to sell, get a data‑driven pricing plan, a clean document checklist, and a marketing launch that aligns with Old Town’s seasonality. Connect with Denise McManus to start with a private pricing consult and tailored sale timeline.

FAQs

How long does it take to sell a condo in Old Town Scottsdale?

• Plan 1–4 weeks for prep, 2 days to several weeks to secure an offer, and 30–45 days from contract to close for financed buyers. Cash and fast HOA documents can shorten this.

Which condo documents do I need from the HOA to sell?

• You need CC&Rs, bylaws, rules and regulations, the current budget, reserve study if available, recent meeting minutes, fee schedules, and the estoppel or resale certificate that confirms dues and assessments.

Who orders the HOA estoppel and how long does it take?

• Policies vary. The seller, buyer, or title company may order it depending on the HOA. Turnaround can be 24 hours to several weeks, so confirm early and plan around it.

What happens if the appraisal comes in low?

• You can renegotiate the price, the buyer can add cash, your agent can challenge the appraisal with comps, or either party can cancel if the appraisal contingency allows.

What seller closing costs should I expect?

• Budget for commission, title and escrow fees, payoff of any loans or liens, prorated taxes and HOA dues, HOA estoppel fees, and any negotiated credits. Ask your title company for a net sheet.

Are short‑term rentals allowed in my building?

• Some HOAs allow them, others restrict or prohibit them. Check your HOA rules and City of Scottsdale requirements, and provide accurate rental history to buyers and lenders.