Who pays HOA transfer fees in Dove Mountain?

It is customary for the Seller to pay for HOA Disclosure documents and the Buyer to pay the Transfer Fee, but this is negotiable. In communities like The Gallery, there may also be Capital Improvement fees.

What are the closing costs for sellers in Arizona?

Aside from commissions, sellers typically pay for the Owner's Title Insurance Policy and Escrow fees. We recommend budgeting 1% to 1.5% of the sales price for these non-commission costs.

Are septic inspections required in Canyon Pass?

Yes, for homes not on the city sewer system. Pima County requires a 'Transfer of Ownership' inspection for septic systems, which typically costs between $600 and $1,200.

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The Hidden Costs of Selling in Dove Mountain

By Michael & Heather Oliver | Oliver Realty

The "Net Sheet" Surprise.

Most sellers calculate their equity on a napkin: Sales Price minus Mortgage Payoff minus Commission = Profit.

In standard markets, that napkin math works. In the master-planned luxury communities of Dove Mountain—specifically The Gallery, Canyon Pass, and Solana—that math is dangerous.

We have seen unrepresented sellers (or those with inexperienced agents) get hit with $5,000 to $12,000 in unexpected fees at the closing table. These aren't "junk fees"—they are deed-restricted requirements that you need to know about before you list.

The "Oliver Audit" Promise

As Broker-Owners, we don't like surprises. Before we list a home, we perform a Title & Compliance Audit.

We pull the specific CC&Rs for your subdivision—whether it's Golden Barrel Place or Los Saguaros—and we itemize every transfer fee and capital improvement cost. We often negotiate for the buyer to cover these, but we can only do that if we know they exist upfront.

The 4 "Invisible" Fees in Dove Mountain

Here are the specific line items that catch sellers off guard in our district:

1. The "Capital Improvement" Fee
Many HOAs in Dove Mountain (especially near the Golf Club) charge a fee upon transfer to fund their reserve accounts. This is often 0.5% of the sales price or a flat fee ranging from $1,500 to $4,000. It is NOT the same as your monthly HOA dues.
⚠️ Often negotiable between Buyer and Seller
2. Canyon Pass Septic Certifications
If you are in the upper reaches of Canyon Pass, you likely aren't on city sewer. Pima County requires a "Transfer of Ownership" inspection for septic systems. This involves pumping, inspecting, and certifying the tank.
⚠️ Cost: $600 - $1,200 (Must be done prior to close)
3. The Club Membership Transfer
If your home in The Gallery includes a deeded membership, there is often a transfer fee to reassignment that membership to the new owner. If you are retaining your membership, there may be a "separation" fee.
⚠️ Critical: Read your specific membership bylaws
4. Pre-Listing Compliance Inspection
Strict HOAs here will inspect your property for compliance upon sale. Did you paint your gate a slightly wrong shade of bronze 5 years ago? Did you add a cactus without ARC approval? They will require you to fix it before they issue the clear-to-close letter.
⚠️ We pre-inspect this to avoid delays

The Cost of "Resort" Presentation

Beyond the transaction fees, there is the cost of meeting the market's expectation. Buyers in 2025 are looking for "The Ritz Experience."

Heather’s Note: "We often see sellers hesitate to spend $3,000 on staging or landscaping, only to drop their price by $25,000 later. The hidden cost of not preparing your home is the biggest expense of all."

FAQ: Seller Expenses & Net Proceeds

Who typically pays the HOA Transfer Fees in Marana?

In a balanced market, it is customary for the Seller to pay for the HOA Disclosure (the documents) and the Buyer to pay the Transfer Fee. However, in luxury negotiations ($1M+), this is entirely negotiable. We use this as a bargaining chip during counter-offers.

Are termite inspections mandatory in Dove Mountain?

Legally, no. However, almost every buyer's lender will require one. In the desert, termites are a matter of "when," not "if." We recommend a pre-inspection so we can treat any issues quietly before a buyer ever steps foot in the home.

What are the closing costs for a seller in Arizona?

Aside from commissions and the specific fees listed above, expect to pay for the Owner's Title Insurance Policy (standard practice in AZ) and Escrow fees. A safe estimate for non-commission closing costs is roughly 1% to 1.5% of the sales price.

Does Oliver Realty charge extra for the "Audit"?

No. The Title & Compliance Audit, along with Heather’s staging consultation, is included in our standard listing service. We believe it is part of our fiduciary duty to protect your equity.