If you are buying or selling in Edge at Grayhawk, you will hear the term “HOA resale package.” It sounds technical, but it is simply the set of documents that helps you understand the community’s rules, fees, and financial health before you close. If you get clear on what it includes, how much it costs, and when to order it, you can avoid delays and surprises. This guide breaks it down in plain language and gives you a step-by-step plan tailored to Edge at Grayhawk in Scottsdale. Let’s dive in.
What an HOA resale package is
An HOA resale package, sometimes called a resale disclosure, resale certificate, or estoppel package, is prepared by the association’s management company or board when a home resells. It discloses the HOA’s governing documents, current account status for the property, and any restrictions or issues that could affect your closing.
It protects you as a buyer by showing rules, financial obligations, and any risks. It helps sellers and escrow by confirming dues, payoffs, and any liens or violations that must be cleared. Title and escrow rely on the estoppel portion to finalize accurate figures before closing.
In Arizona, these disclosures typically include legal documents like CC&Rs and Bylaws, the current budget, reserve information, and any notices of special assessments or litigation. Exact requirements and timelines can vary by association and management procedures, so always confirm specifics with the association and your title or escrow officer.
What the package usually includes
Core documents
- Estoppel certificate or payoff statement showing current balance, any delinquent amounts, and whether dues are paid through a set date.
- Declaration/CC&Rs that outline use restrictions and assessment authority.
- Bylaws and Articles of Incorporation that explain how the association is governed.
- Rules and Regulations, including rental policies, pet rules, parking, and architectural guidelines.
Financial and insurance
- Current budget and recent financial statements to gauge financial health.
- Reserve study summary or statement of reserve funding for long-term repairs.
- Insurance summary and master policy information, including coverage limits and deductibles.
Operations and administration
- Recent board meeting minutes that may note pending issues, assessments, or litigation.
- Notices of any approved or pending special assessments.
- Disclosure of material litigation involving the association, if any.
- Contact information for the management company or board.
- Records of open violations or architectural approvals tied to the property.
- Transfer and closing instructions, including required move-in or move-out forms.
Why this matters to you
- Financial health affects future dues and the risk of special assessments.
- Use restrictions can determine whether your plans for renting, pets, parking, or home projects are allowed.
- Any unpaid dues, fines, or liens must be cleared to close on time.
- Insurance gaps may mean you need extra coverage for the unit or interior finishes.
Costs and timelines in Scottsdale
Fees and timing vary by association and management workload. In Scottsdale and greater Maricopa County, you can expect:
- Resale package fee often ranges from about 150 to 400 dollars.
- Rush or expedited service (24 to 72 hours) may add about 50 to 200 dollars.
- Additional fees may apply for certified copies or extra hard-copy sets.
- The seller typically pays, though contract terms can shift this. Title or escrow may collect the fee.
Turnaround time is commonly 3 to 15 business days, with many professionally managed HOAs averaging 5 to 10 business days. Expedited service, if available, is often 24 to 72 hours. Because estoppel balances can change, title may require an updated estoppel close to closing, often within 7 to 10 days.
In master-planned communities with layered associations, like parts of Grayhawk, packages can be larger and require more coordination, which may extend timelines. Order early and confirm exact expectations in writing.
What to read first as a buyer
- Estoppel certificate or payoff summary to confirm dues status and any pending assessments.
- CC&Rs to understand use restrictions and your obligations.
- Current budget and reserve summary to gauge financial strength.
- Rules and Regulations for rental policies, pets, parking, and architectural controls.
- Insurance summary to identify coverage gaps and confirm whether you need a specific unit policy.
Seller checklist for Edge at Grayhawk
Follow this simple timeline to prevent surprises and keep your sale on track.
- Order early
- Order the resale package the day you list. If the buyer must order under your contract, remind them to request it immediately after acceptance.
- Review on arrival
- Have your agent or coordinator review the packet for red flags: unpaid balances, open violations, pending special assessments, or litigation. Confirm rental and pet rules.
- Cure issues fast
- Pay any delinquent dues or fines and request an updated estoppel. Address open violations or secure written approval of a correction plan from the association.
- Loop in title and the lender
- Share the estoppel with your title or escrow officer. If the buyer has a loan, provide insurance and reserve details early in case the lender needs them.
- Update before closing
- If required, request a final updated estoppel 7 to 10 days before closing so escrow has current payoff figures.
- Document everything
- Keep dated records of orders, payments, and HOA communications to avoid disputes at closing.
Common issues and quick fixes
- Delinquent assessments or liens. Cure balances immediately and obtain an updated estoppel.
- Newly approved special assessments. Discuss credits or timing with your agent and title.
- Open violations or unapproved improvements. Correct the issue or seek written approval.
- Pending litigation. Review details and consult your agent and title about risk and timing.
- Insurance exclusions. If the master policy does not cover certain elements, buyers should secure unit coverage.
Real-world examples
- A seller discovered a small fine and an old violation in the packet. By paying the fine and submitting proof of compliance, they received an updated estoppel within a week and kept closing on schedule.
- A buyer saw a pending special assessment noted in the minutes. They adjusted their offer and loan plan early, avoiding a last-minute reapproval.
Tips for out-of-state buyers
- Build in extra time for document review and signatures. Some HOAs require orientations or approvals.
- Confirm transfer procedures early, including any move-in forms, fees, or parking/key transfers.
- Ask your lender what HOA documents they need upfront to prevent last-minute conditions.
Where to verify details
- The HOA or management company for Edge at Grayhawk for current fees, required forms, and timelines.
- Your title or escrow officer for estoppel requirements, payoff timing, and recording steps.
- Arizona Department of Real Estate for consumer guidance.
- Arizona Association of REALTORS for forms and practice guidance.
- Community Associations Institute for resources on resale disclosures and estoppels.
Final thoughts
An HOA resale package is not just paperwork. It is the roadmap to a smooth closing in Edge at Grayhawk. When you order early, review carefully, and stay in sync with title and your lender, you reduce risk and keep your timeline intact. If you want a second set of eyes, our team can summarize red flags, expected timelines, and action items tailored to your situation.
Ready to get ahead of your sale or purchase in Edge at Grayhawk? Request a Complimentary Home Valuation and ask for our resale-package review checklist from The Grayhawk Group.
FAQs
What is an HOA resale package in Scottsdale?
- It is a set of documents and an estoppel statement from the HOA that discloses rules, fees, account status, and issues that may affect closing.
How much does an HOA resale package cost in Edge at Grayhawk?
- Typical local ranges are about 150 to 400 dollars, with rush options often adding 50 to 200 dollars, though you should confirm with the specific HOA.
How long does it take to get the package in Scottsdale?
- Standard turnaround is often 3 to 15 business days, with many managed HOAs averaging 5 to 10 days; rush service is sometimes 24 to 72 hours.
Who usually pays for the resale package in Arizona?
- The seller often pays, but your contract can assign the fee differently, and title or escrow may collect it.
What if the resale package shows violations or unpaid dues?
- Pay balances, resolve violations, and request an updated estoppel so title has accurate figures and your closing stays on track.
Do HOAs in Edge at Grayhawk allow short-term rentals?
- Policies vary by association; review the CC&Rs and Rules in the package to confirm rental restrictions before you buy.
Will my lender need documents from the HOA?
- Many lenders request the budget, reserve information, and insurance summary, so gather those items early to avoid delays.
