Built for Phoenix agents
Phoenix adds its own rules to Arizona law, and Arizona limits what the City can add. Reddy knows both, and shows you where each one comes from.
Reddy knows the Phoenix details that slow a deal down: the 10-day inspection period and the 5-day title review in the AAR resale contract, the SPDS the seller delivers within 3 days after acceptance, the ARMLS rules for Clear Cooperation and Coming Soon, the City's short-term rental permit, and the property tax Arizona collects in two halves. Every rule comes with a link to its source, so you can check it before you tell a client.
A Phoenix net sheet for a November closing
Illustrative workflow with fictional people and properties. Actual results depend on the information and connections available.
Your message
Make a net sheet for my fictional seller: 4400 E Example Rd, Phoenix, AZ 85018, in Maricopa County, a single-family home, sale price $725,000, closing November 20, 2026, 5% commission, no mortgage, the seller is not a foreign person, yearly property tax $3,200, and the seller paid the first half of this year's tax.
No transfer tax line
The sheet starts from the price and the 5% commission. It has no transfer tax line, because Arizona has none.
Prorate the tax halves
Arizona collects the 2026 tax in two halves, and the first was due October 1. The seller's share runs from January 1 to the closing date. The sheet counts the half the seller paid against that share and charges the rest to the seller. When you do not say which halves are paid, Reddy asks.
Add what the sheet leaves out
The sheet shows $687,518.22 in estimated proceeds, after $37,481.78 in costs: the $36,250 commission and $1,231.78 of this year's tax. It has no owner's title policy and no escrow or title fees. The AAR contract has the seller pay the owner's policy, but each title insurer files its own rate. Add your own fees, and confirm the final figures with your escrow company.
The Phoenix details Reddy already handles
These are not settings you turn on. They are how Reddy works for every agent in Phoenix today.
- Arizona seller net sheets
No transfer tax, because Arizona has none, and the property tax prorated in the two halves Arizona collects after the year it is for. An unpaid second half of last year's tax goes to the seller in full.
- The AAR resale contract
The 10-day inspection period and the BINSR, the SPDS within 3 days after acceptance, 5 days to review the title commitment, the 3-day cure period, and who holds the earnest money.
- Disclosures and HOA resales
What a seller need not disclose, the soil remediation and military airport notices, the well ownership notice to ADWR, lead-based paint, and the HOA and condominium resale disclosures, with their 10-day deadline and fee caps.
- Rentals in Phoenix
Arizona's bar on city rent control and city rental licensing, the owner's registration with the County Assessor, and, inside the City of Phoenix, the short-term rental permit, the cooling rule for rental units, and the fair housing ordinance, which covers source of income.
- ARMLS and ADRE rules
ARMLS's rules on Clear Cooperation, Coming Soon listings, and the buyer agreement before a tour, the fines ARMLS sets, and ADRE's rules on the broker's name in every ad and on trust accounts.
- Comps that know Phoenix
When you ask Reddy to check a Phoenix comp in chat, it names each difference that moves a Phoenix value: the water source, solar panels owned or leased, HOA dues, community facilities districts, the school district, and the flood zone. It says where each sold price came from, and when one comes from a recorded affidavit.
Local knowledge at no extra cost
The Phoenix details come with every plan. You pick a plan for your pipeline, not for your market.
Net sheets are estimates and leave out the owner's title policy and the escrow and title fees. Confirm final figures with your escrow company.
What Phoenix agents notice
- Tax halves done for you
The net sheet prorates the tax Arizona collects in two halves, and asks which halves the seller has paid.
- Rental rules you can point to
Every short-term rental, cooling, and fair housing answer comes with the City's own page.
- Comps that say why
A well, a leased solar system, or a community facilities district that sets two homes apart is named, not buried in a number.
Working in Phoenix? Book a call and see a net sheet for one of your own listings.
See pricingBuilt for Phoenix: common questions
Net sheets, tax halves, water in comps, and what Reddy leaves to your escrow company and attorney.
Which sales does the net sheet cover?
Any Arizona sale. Arizona has no transfer tax, so the sheet has none. It prorates the property tax in the two halves Arizona collects. For a closing through May 1, it asks whether last year's second half is paid, and charges an unpaid one to the seller.
What does an Arizona net sheet leave out?
The owner's title policy and the escrow and title fees. Each title insurer and escrow company files its own rates. Add your own fees, and Reddy puts them on every sheet.
How do Phoenix comps handle water?
Reddy names each comparable's water source: city water, a private water company, a well, or hauled water. It says whether a source shows the home is served by a provider ADWR designated as having an assured water supply. It takes this from the ARMLS listing, the seller's disclosure, the water provider, or ADWR's records, never from the ZIP code.
Is this legal advice?
No. Reddy gives the rule and its source. For a contract, a disclosure, or a dispute, your attorney decides.
Related capabilities
Reddy is not a law firm and does not give legal advice. Always verify legal matters with a qualified professional.