What are CC&Rs and why do they matter?
CC&Rs (Covenants, Conditions, and Restrictions) are recorded rules that run with the land in HOA subdivisions. They can limit things like paint colors, vehicle parking, yard use, pets, short-term rentals, and outbuildings. Most Pinal County subdivisions have them. I make sure you get them, read them before your inspection period ends, and understand what you're agreeing to.
What is a Community Facilities District (CFD) and how does it affect me?
A CFD is a special taxing district that funds roads, utilities, and public infrastructure in certain newer communities. It shows up on your property tax bill as an extra line item and can add hundreds or thousands per year. Common in Maricopa and parts of Casa Grande. Before you write an offer, I pull the detailed tax statement so you know exactly what the CFD assessment is and how many years remain.
What should I look for in the title commitment?
The title commitment (from your title/escrow company) lists everything affecting the property: easements, liens, setbacks, HOA declarations, and any recorded restrictions. These are called Schedule B exceptions. Some can block future additions, pools, or fences. I review these with you and flag anything unusual before the inspection period closes.
Do I need a termite inspection in Arizona?
Termites are common in Arizona and a Wood Destroying Insect Inspection Report (WDIIR) is standard, often required by VA, FHA, and USDA loans. Past termite treatment records are searchable through the Arizona Department of Agriculture. I coordinate the inspection and, if there's active activity or prior damage, negotiate treatment and repair into the deal.
How do I check flood zones and flood insurance costs?
FEMA flood maps determine whether the property is in a designated flood zone. If it is, your lender will require flood insurance, and rates vary a lot. Before you go under contract, I can pull the flood zone designation and put you in touch with an insurance agent for a real quote, so there are no surprises at closing.
How do I check crime, sex offenders, and neighborhood issues?
Arizona sellers aren't legally required to disclose crime or registered sex offenders nearby, so buyers need to check themselves. CommunityCrimeMap.com shows crime data by city. The Arizona DPS sex offender registry is publicly searchable. I also recommend driving the neighborhood on different days and times, and talking to a couple of neighbors before you close.
How do I avoid wire fraud at closing?
This is real and it's rising. Scammers hack email threads and send fake wiring instructions right before closing. Rule: never trust wiring instructions sent by email alone. Before you wire any money, call your title/escrow officer directly using a number you got in person or from a verified source to confirm the account. I remind every buyer of this the week before closing.
What are the ways to take title in Arizona?
Arizona is a community property state, which means property acquired during marriage is presumed to be community property unless specified otherwise. The most common title options are: Community Property (married couples, each spouse owns an undivided half), Community Property with Right of Survivorship (adds probate bypass for the surviving spouse), Joint Tenancy with Right of Survivorship (any two or more people, equal shares, passes outside probate), Tenancy in Common (any two or more people, unequal shares allowed, each share passes to heirs), and Sole and Separate (single owner, or married person with a spousal disclaimer deed). Each has different tax, estate, and probate consequences. Work with the title officer and, for larger estates, an attorney before signing.
When does close of escrow actually happen?
Close of escrow (COE) happens when the deed is recorded at the county recorder's office, not when you sign your closing documents. Signing usually happens a day or two before recording. This matters because possession, key handoff, and fund disbursement are all tied to recording, not signing. I'll tell you the signing date and the expected recording date up front so there's no confusion.
Is the appraisal the same as market value?
No. An appraisal is for your lender and is based on closed comparable sales from recent months. In a rising market, the appraisal can come in lower than what buyers are willing to pay right now. In a falling market, the opposite. The appraised value protects the bank, not necessarily you. I look at current pending and active listings, not just closed comps, to give you a true read on what the market is doing today.
Do I get a home warranty when I buy through you?
Sometimes it's included in the purchase negotiation, and sometimes it's not. A home warranty is a service contract that typically covers HVAC, plumbing, water heater, and built-in appliances. I'll recommend trusted warranty companies and can negotiate for the seller to provide one when it makes sense. Coverage, exclusions, and service fees vary, so read the specific policy before closing.
What services does your office provide besides the sale itself?
Yost's "Perks Club" for clients includes free notary service by appointment, free fax and copier use (reasonable amounts), recommendations for trusted repair and service contractors, the free moving truck for local moves, and a referral network of RE/MAX agents across North America if you're moving out of Arizona later. Office hours are Monday through Friday, 8am to 5pm, and a real person answers the phone at the main office.
Can I cancel my listing if my plans change?
Yes. Yost offers an Easy Exit Listing guarantee: if your circumstances change before you accept an offer, you can cancel the listing agreement with 48 hours notice and walk away owing nothing. We'd rather fix whatever issue is causing you to consider canceling, but we will not trap you in an agreement.
How does down payment assistance work in Arizona?
Arizona has several DPA programs including HOME Plus, Home in Five, and various city-level grants that can cover 3 to 5 percent of the purchase price, sometimes more. They stack with FHA, VA, USDA, and conventional loans depending on the program. Income limits and property location requirements apply. More buyers qualify than expect to. I work with lenders who know these programs and can check your eligibility before you start seriously searching.
Can you handle estate, probate, or inherited property sales?
Yes. I work with executors, personal representatives, and estate attorneys on inherited property sales. Arizona probate has specific timing and authority requirements, and the title company needs the right letters before closing. I coordinate with your attorney, pull preliminary title early, and set realistic expectations for the family on timeline and net proceeds.
Can you help with 1031 exchanges?
Yes. For investors selling one property and buying another to defer capital gains, I coordinate with your qualified intermediary to hit the 45-day identification window and 180-day closing window. Strict deadlines, so we start the replacement property search well before your sale closes. I am not a tax advisor, so final structure and tax questions go to your CPA.
Can you do a virtual or remote closing?
Yes. Many of my out-of-state buyers never step foot in Arizona before closing. Video tours, e-signed contracts, remote online notarization through the title company, and wire transfer of funds at closing. I walk the property in person, take extra video where needed, and give you my honest read. Works best when you have already narrowed the search to one or two candidates.
Do you work with expired listings?
Yes. If your home was listed before and did not sell, the reason is usually one of three things: wrong price, weak marketing, or the wrong agent for the property. Before relisting, I pull the original listing history, photos, and showing feedback to diagnose what went wrong. A relist with the same problems just burns another few months on market.
What areas do you serve?
Based in Casa Grande, licensed across Arizona. Primary coverage includes Casa Grande, Maricopa, Arizona City, Eloy, and Coolidge, Maricopa, . For moves outside this area, I refer you to a vetted agent through the RE/MAX and NAR referral network.
