Arizona is home to the country’s largest contiguous stretch of ponderosa pine forest, the famous red rocks of Sedona, and of course, the Grand Canyon — one of the Seven Natural Wonders of the World.
But beyond its stunning landscapes, Arizona also has some unique real estate quirks that make title research especially important. Read on for help understanding Arizona’s property title searches, so you can enjoy peace of mind under those big desert skies.
What are the search requirements in Arizona?
In Arizona, like in all states, property title search requirements are designed to ensure that any potential claims or encumbrances on a property are thoroughly investigated before a transaction is finalized.
For residential real estate, a standard title search typically covers a 40-year period to uncover any issues that could affect ownership or marketability. Commercial property searches vary in depth and scope depending on the client’s needs and the complexity of the transaction.
Here are some additional details that are helpful to know when conducting property title searches in Arizona:
- State and federal tax liens: State tax liens are enforceable for 10 years. Federal tax liens are valid for 10 years and 30 days.
- Mechanics liens: Often filed by contractors or suppliers, mechanics liens have a one-year enforceability period.
- UCC filings: Short for Uniform Commercial Code filing, these financing statements generally last for five years unless continued.
- Homeowners association (HOA) liens: HOA liens can impact a title for up to 10 years.
- Judgments: Civil judgments are effective for 10 years. Meanwhile, judgments in favor of the United States or the State of Arizona carry a longer lifespan, remaining enforceable for up to 20 years.
Thoroughly checking for all of these potential issues is a critical part of protecting a buyer’s or lender’s interest in a property.
Arizona’s Distinctive Real Estate Terrain
Arizona recognizes community property, meaning assets acquired during a marriage are generally considered jointly owned. It does not recognize dower rights, but it does offer homestead protection, which shields a portion of a homeowner’s equity from certain creditors.
Arizona is not an attorney opinion state, so real estate transactions typically proceed without requiring an attorney’s involvement. When it comes to foreclosures, Arizona allows for both judicial and non-judicial processes — with non-judicial foreclosures occurring more often due to their faster timeline and lack of a redemption period, meaning once the sale is final, the former owner cannot reclaim the property.
What You Should Know About Wills in Arizona
Understanding how wills impact a property title search in Arizona is essential, especially when real estate is being transferred through inheritance. If a property owner passes away, the title may be affected by the probate process, which validates the deceased’s will and ensures rightful ownership. Arizona recognizes four types of wills, each with specific requirements.
- A non self-proved or witnessed will requires two witnesses, and at least one must testify to its authenticity during probate.
- A self-proved will must be notarized, eliminating the need for witness testimony.
- Holographic wills, which must be entirely handwritten by the testator, don’t require witnesses or notarization if fully in the testator’s handwriting.
- Since June 30, 2019, electronic wills have also been valid in Arizona, provided they meet the detailed requirements outlined in Arizona House Bill 2656.
For title professionals, verifying the type and validity of a will is a critical step in ensuring clear property ownership before any transfer can occur.
Taxes and Recording Requirements in Arizona
In Arizona, real estate taxes are paid in arrears, meaning homeowners pay taxes for the previous period. The first half of the year’s taxes is due on October 1st of the same year and becomes delinquent on November 1st if unpaid. The second half isn’t due until March 1st of the following year and becomes delinquent on May 1st.
Additionally, Arizona does not have an Estate Tax, Inheritance, or gift tax, though the federal estate tax still applies.
In Arizona, all property documents must be recorded in the county where the property is located, require notarization but no witnesses, have county-specific recording fees, and are not subject to mortgage or transfer taxes.
Equip Yourself for Success in Arizona Real Estate
Navigating the complexities of Arizona property title searches doesn’t have to feel like trekking through the Sonoran Desert without a map.
At Pippin Title, we make title search easy — whether you’re closing one deal or one hundred.
Our platform combines smart search technology with a trusted network of local experts to deliver fast, accurate, commitment-ready reports.
Every order goes through a rigorous quality process, giving you the confidence to close on time, every time, without the usual back-and-forth.
Track every order in real time through your custom portal,, so you always know exactly where things stand, from request to report.
Ready to move forward with confidence in the Grand Canyon State? Contact us today.
Frequently Asked Questions
Are there any unique property laws in Arizona that affect title searches?
Yes. Arizona is a community property state, meaning property acquired during a marriage is generally considered jointly owned. This can affect title searches because both spouses may need to sign off on a sale, even if only one name is on the title. This nuance is crucial when verifying ownership.
How does Arizona handle water rights and how can they affect a title search?
In Arizona, water rights—especially in rural or agricultural areas—can be separate from land ownership. A title search may not automatically include water rights, so buyers should ensure these are specifically addressed if they’re part of the property’s value. Checking with the Arizona Department of Water Resources (ADWR) may be necessary for full clarity.
How long does a title search take in Arizona?
Typically, a standard title search takes between 3 to 7 business days in Arizona. However, more complex properties or those with unclear records may take longer.
Who typically performs a title search in Arizona?
Title searches are usually conducted by title companies or real estate attorneys. In Arizona, most real estate transactions involve a title company that handles the search as part of issuing title insurance.
How do I do a property title search in Arizona?
A property title search in Arizona involves reviewing public records to confirm ownership and uncover any claims, liens, or restrictions that might affect the property. For residential properties, the standard search typically covers 40 years to ensure a clear chain of title. Commercial property searches may go even deeper, depending on the deal’s complexity.
At Pippin Title, we take the legwork off your plate. Our combination of advanced search technology and trusted local searchers across Arizona means you get accurate, commitment-ready reports — quickly and with full confidence.
How far back does a title search go in Arizona?
In Arizona, a typical residential property title search covers at least 40 years. This historical search helps identify any unresolved issues that could affect ownership, such as tax liens, unpaid judgments, or missing releases on prior mortgages.
Pippin’s process is built to meet or exceed these requirements — giving you reliable insights and helping ensure there are no surprises at closing.
Is an attorney required for a property title search in Arizona?
No, Arizona is not an attorney opinion state. Title searches and insurance are handled by licensed title insurance agencies — without the need for attorney involvement.
At Pippin Title, we provide the commitment-ready reports you need to move your deal forward smoothly and compliantly, staying fully aligned with Arizona’s regulatory requirements.
What liens or claims should I check for on Arizona property titles?
In Arizona, it’s crucial to check for:
- State and federal tax liens (10–20 years enforceability)
- Mechanic’s liens (1-year enforceability)
- HOA liens (up to 10 years)
- Civil judgments and UCC filings
- Outstanding mortgages or Deeds of Trust
- Ownership claims affected by probate or wills
Pippin Title’s reports cover all these bases, with quality control built into every step, so you can catch these issues early and close with confidence.
What are common issues found during an Arizona title search?
Some of the most frequent issues we help uncover in Arizona include:
- Unreleased prior mortgages or liens
- Judgments against current or past owners
- Mechanic’s liens filed by contractors or suppliers
- Disputes over HOA dues
- Complications from inheritance, probate, or unclear wills
- Errors or missing details in legal descriptions
At Pippin Title, our local expertise and tech-enabled search process help surface these problems before they stall your transaction — giving you the clarity you need to proceed.
