When you calculate your "Net Proceeds" from a home sale, you probably subtract the mortgage payoff and the agent commissions. But in the Tucson luxury market, there are several "hidden" costs that can take sellers by surprise. (For a full table of closing costs and a predictive net sheet, visit our Ultimate 2026 Guide to Selling Your Home in Tucson.)

To avoid closing-table shock, here is a breakdown of the expenses you need to budget for in 2026.

1. The Septic Certification (Tanque Verde & Foothills)

If you live in the Catalina Foothills, Tanque Verde Valley, or parts of Marana, you likely have a septic system rather than public sewer.

The Cost: $500 - $1,200

The Rule: In Arizona, the seller is legally required to have the septic system inspected and pumped within 6 months of the transfer of title. If the inspector finds roots in the tank or a failing leach field, repairs can run $2,000 to $10,000+. Do this inspection before listing so you aren't negotiating with a gun to your head.

2. The "Owner's Title Insurance Policy"

The Cost: ~0.5% of the Purchase Price ($5,000 on a $1M home)

The Rule: Unlike other states where the buyer pays for their own insurance, in Pima County, it is customary for the seller to pay for the Buyer's Title Insurance Policy. This policy protects the new owner against past claims on the deed. While this is technically negotiable, asking a buyer to pay it in a balanced market usually results in a lower offer price.

3. Home Warranty (The Peace Offering)

The Cost: $600 - $900

The Strategy: On homes older than 15 years, buyers often get nervous about HVAC units and pool pumps. Offering a 1-year Home Warranty is a cost-effective way to smooth over inspection objections without replacing a $12,000 AC unit.

4. Landscaping "Fluff" & Pack Rat Removal

The Cost: $1,000 - $3,000

The Reality: High-definition drone photography reveals everything. "Deferred Maintenance" in landscaping lowers perceived value instantly.

• Granite Refresh: You may need to add a few tons of decorative rock to cover bare dirt spots.
• Pack Rats: If an inspector finds a nest near the pool equipment, you will be paying for professional removal and sanitization.

5. HOA Transfer & Disclosure Fees

The Cost: $400 - $800

The Rule: If you live in a gated community like Stone Canyon or La Paloma, the HOA charges a fee to transfer the file to the new owner. They also charge a "Disclosure Fee" to print the CC&Rs and financials. These are almost always seller fees.

The Bottom Line

A smart seller budgets roughly 1.5% to 2% of the sales price for closing costs (excluding commissions). Being prepared means you walk away with exactly what you expected.

Want a precise "Net Sheet" for your property? Click here to get a custom home valuation that factors in your specific neighborhood fees.