Thinking about selling your Scottsdale luxury home but not sure when to start? Timing shapes everything from your launch day buzz to how fast you close. If you plan ahead, you can control the details that matter most: presentation, documents, and market exposure. In this guide, you’ll get a clear, local timeline that keeps your listing on track from first prep to closing. Let’s dive in.
Scottsdale luxury listing timeline
9–12 months out: Big decisions and planning
If you’re considering a major remodel, decide now. Large renovations often require permits and can take 3–12 months, especially with architect and contractor schedules. Start interviewing experienced luxury listing agents and preview their marketing plans, vendor networks, and strategy.
This is also the time to outline your goals and ideal list window. If you anticipate seasonal demand from out-of-state buyers, your agent can help you target a launch that aligns with Scottsdale’s peak activity periods.
3–6 months out: Finish updates and prep curb appeal
Wrap up major construction and punch-list items, then secure any final permits or approvals that apply. Move attention outdoors so landscaping and pool areas look mature by launch. A refreshed entry, tidy xeriscape, and clear view corridors photograph beautifully in Scottsdale light.
Begin discussing pricing and positioning by micro-market. Days on market vary by neighborhood and price tier. Your agent can pull current ARMLS data to set expectations and plan your approach.
4–8 weeks out: Staging, inspection, and paperwork
Book a professional stager and align on the rooms that matter most. National research shows staging helps buyers visualize a home, and luxury listings often see meaningful return on staged spaces like the living room, kitchen, and primary suite. Schedule staging delivery 1–3 weeks before photos so everything is camera-ready. NAR’s research on staging supports this investment.
Consider a pre-list inspection. For luxury properties, finding issues early lets you address repairs before buyers start negotiating. It also keeps escrow smoother once you accept an offer.
Ask your agent to order any applicable HOA resale documents as you prep the listing. Arizona law gives many associations up to 10 calendar days after written notice of a pending sale to deliver required documents, so starting early helps you avoid delays. Review the condo statute A.R.S. §33-1260 and the planned community statute A.R.S. §33-1806 for details on timing and contents.
2–3 weeks out: Media and launch assets
Install staging and complete a deep clean. Book a photographer and licensed drone pilot for high-resolution photos, twilight shots, video, and aerials. For drone work, confirm your operator follows FAA Part 107 commercial rules and carries insurance. Learn more about Part 107 requirements for commercial drone use here.
Finalize all marketing assets: floor plans, a property website, print pieces, and a clear list of upgrades and warranties. If you want a pre-market runway, discuss ARMLS Coming Soon. The MLS has specific rules for when you can publicly market, whether showings are allowed, and how long Coming Soon can run. Review ARMLS guidance on Clear Cooperation and Coming Soon here.
Listing week to first 30 days: Execution and momentum
Go live on MLS per your strategy. Many luxury homes favor by-appointment showings, broker previews, and thoughtfully curated tours. Use your first week to capture attention with polished media, compelling remarks, and proactive outreach to qualified buyer networks.
Track inquiries, showing feedback, and offer activity closely. Small adjustments to positioning or presentation in the early days can protect your timelines and sale price.
Contract to close: 30–45 days is common
Once you accept an offer, plan for a typical 30–45 day escrow with a financed buyer. Expect the buyer’s inspection period to occur within the first 1–2 weeks, followed by appraisal and lender underwriting. Title and escrow will coordinate HOA documents, payoffs, and closing statements. Stay flexible and responsive to keep the file moving.
Legal and MLS checkpoints that affect timing
Seller disclosures and standard forms
If your transaction uses the Arizona REALTORS Residential Resale Purchase Contract, you’ll provide a Seller’s Property Disclosure Statement (SPDS) and related advisories. These are delivered early in escrow and updated if anything changes. See Arizona REALTORS guidance on resale forms here.
For certain transfers of un-subdivided property, Arizona law requires an Affidavit of Disclosure, and buyers may have rescission rights within statutory timelines. If your property is rural or un-subdivided, plan ahead so you can provide the necessary affidavit. Review legislative details related to the affidavit here.
HOA resale packets and delivery windows
Arizona statutes set a 10-calendar-day delivery timeline for many associations once they receive written notice of a pending sale. The resale package typically includes governing documents, budgets, insurance summaries, and a statement of any unpaid assessments. Ordering early at listing prep helps you avoid a last-minute scramble. See the condo rule in A.R.S. §33-1260 and the planned community rule in A.R.S. §33-1806.
ARMLS Coming Soon and Clear Cooperation
The Phoenix/Scottsdale MLS enforces Clear Cooperation and Coming Soon rules. Coming Soon can be a powerful way to build pre-launch interest, but it comes with specific limits on public marketing and showings. Work with your agent to comply with the current ARMLS rules so you capture momentum without risking fines. Read the ARMLS overview here.
Staging, media, and marketing for luxury homes
Staging that supports your price
Staging highlights scale, flow, and finish quality. In Scottsdale’s luxury segment, it also helps out-of-state buyers visualize a turnkey lifestyle. Use it strategically where impact is highest. Allow 1–3 weeks for planning and furniture delivery ahead of photos, as recommended by NAR’s staging research.
Photography and cinematic presentation
Luxury listings benefit from a complete media package: high-resolution stills, twilight images, aerials, video, and often 3D tours and floor plans. Book as soon as staging dates are locked. Allow 1–10 days after shooting to receive final assets, depending on weather and provider workload. Ensure your drone operator meets FAA Part 107 standards, as outlined here.
Private previews and targeted outreach
Before or just after you go live, consider broker previews, curated private showings, and targeted outreach to known luxury buyer channels. Coordinate any pre-market activity within ARMLS rules using the Coming Soon status when appropriate. Refer to the ARMLS guidance on Clear Cooperation here.
A practical 90-day countdown
Day 90–60: Foundation
- Decide on your list window and pricing approach with current ARMLS data.
- Select your stager and book delivery dates.
- Start assembling warranties, permits, service records, and upgrade lists.
- If applicable, line up a pre-list inspection and plan for any quick fixes.
Day 60–30: Build assets
- Complete minor touch-ups and exterior refreshes.
- Install staging or confirm delivery schedule.
- Order the HOA resale packet now if your property is in a condo or planned community.
- Draft property remarks, brochure copy, and the website outline.
Day 30–7: Capture and finalize
- Deep clean and style the home after staging is installed.
- Shoot photos, twilight, video, and aerials with a licensed Part 107 drone pilot.
- Assemble floor plans, upgrade lists, and disclosures for smooth buyer review.
- If using Coming Soon, confirm compliance and schedule your launch.
Day 7–0: Launch and promote
- Activate on MLS and syndication per your strategy.
- Host a broker preview and begin curated private showings.
- Monitor feedback and adjust quickly to protect early momentum.
Pro tips to avoid delays
- Order HOA resale documents early. The 10-day statutory delivery clock starts after notice of a pending sale, and many closings hinge on these documents.
- Tackle inspection items before going live. Pre-list repairs can shorten negotiation and escrow timelines.
- Verify required disclosures. If your property is un-subdivided, confirm whether an Affidavit of Disclosure applies.
- Confirm all media is complete before launch. Your first days on market matter most in the luxury tier.
- Align on a showing plan. Many luxury homes are by appointment; set clear instructions so qualified buyers can tour easily.
A strong plan creates a calmer sale. With the right prep, you control the narrative, maintain leverage, and move from list to close on your terms.
Ready to map out your timeline and marketing plan for a Scottsdale luxury listing? Reach out to Mary Jones for a tailored consultation and a high-touch, data-informed path to market.
FAQs
When should a Scottsdale seller order HOA resale documents?
- Order them as you prepare to list. Arizona law gives many associations up to 10 calendar days to deliver after written notice of a pending sale, so early ordering helps prevent closing delays. See A.R.S. §33-1260 and A.R.S. §33-1806.
What is ARMLS Coming Soon for luxury homes in Scottsdale?
- It is an MLS status that supports pre-launch marketing within set limits on public advertising and showings; confirm current rules with your agent to stay compliant and review ARMLS guidance here.
Do Scottsdale luxury sellers need a pre-list inspection?
- It is strongly recommended for luxury homes because it identifies issues you can fix early, reduces back-and-forth during negotiations, and can help keep escrow timelines on track.
How long does it take to close after accepting an offer in Scottsdale?
- Many financed transactions close in about 30–45 days, with inspections, appraisal, lender underwriting, and title work driving timing; cash deals can be faster but still require title and transfer coordination.
