A new Arizona law took effect on September 12, 2026, and it changes when the clock starts on one of the most paperwork-heavy parts of a Peoria closing: the HOA resale disclosure packet, according to GoverningDocs. Most coverage of House Bill 2397 treats it as a single statewide rule. In practice, it creates two different deadlines, and which one applies to a given Peoria seller depends on something buyers rarely think to ask before writing an offer: how many lots sit inside the association.
That distinction matters more in Peoria than in most West Valley cities, because Peoria's housing stock runs from small, single-phase subdivisions with a handful of lots to sprawling master-planned communities like Vistancia, where one property can sit inside two or three stacked associations at once. The same law lands very differently on each.
What Changed on September 12
House Bill 2397 was introduced by Representative Biasiucci, passed the 57th Legislature's second regular session, and was signed by Governor Katie Hobbs on June 22, 2026. It amends the two statutes that govern resale disclosure in Arizona, ARS 33-1260 for condominiums and ARS 33-1806 for planned communities, and it took effect on September 12, 2026.
Three things changed at once.
Under the old law, sellers and agents had some room to line up documents before the deadline began. Under the new law, that cushion is gone for most Peoria sellers.
The packet got bigger. Along with the existing bylaws, declaration, current operating budget, most recent annual financial report, reserve study, and litigation summary, associations must now include the minutes of the three most recent open board meetings, income and expense statements for both the operating and reserve accounts, any outstanding unresolved violation on the property, and the community's declarant control status, according to CHD Law.
The fee rules stayed capped but got more flexible. An association can still charge no more than $400 aggregate for the disclosure packet, plus up to $100 for a rush request inside 72 hours and $50 for an update after 30 days, as Mulcahy Law Firm explains. What changed is who can be billed. The new law allows that fee to be charged to the buyer.
Two Communities, Two Very Different Clocks
The part of HB 2397 that will actually be felt at the kitchen table is the delivery timeline, and it splits based on the size of the association, according to the Arizona Legislature's summary.
| Association size | Who delivers the packet | When the clock starts |
|---|---|---|
| Fewer than 50 units or lots | The selling homeowner, personally | 10 days after the buyer's offer is accepted |
| 50 units or lots, or more | The association itself | 10 days after it receives written notice of the pending sale, including the buyer's name, email, and mailing address |
On paper this looks like a technical distinction. In a city where a large share of resale inventory sits inside master-planned HOAs with professional management, it's actually a story about who has the staff to hit the deadline and who doesn't.
Why Vistancia Feels the Stack, Not Just the Clock
Vistancia is the clearest example of what the new "multiple associations" language in HB 2397 is built for. The master plan, which began development in 2004, is made up of four distinct communities: The Village at Vistancia, Blackstone at Vistancia, Trilogy at Vistancia, and Northpointe at Vistancia. Residents of all four also contribute to the Vistancia Maintenance Corporation, the umbrella entity that maintains the Discovery Trail, the community entrance waterfall, landscaping along the major arterial roads, and the designated washes that run through the community. The Village at Vistancia HOA itself is managed by CCMC and currently bills dues of $124.15 a month, on top of whatever a homeowner owes their sub-community association and VMC.
That layering is exactly what HB 2397 now requires sellers to disclose in plain terms: if a property is governed by more than one association, the packet must say so, and each association can charge its own capped disclosure fee. One published fee schedule for Vistancia Village A illustrates what that stack can look like at closing: a $200 transfer fee, a $400 resale disclosure and lien estoppel fee, a $277 working capital contribution, and a separate $75 administration fee from the Vistancia Maintenance Corporation, a total that clears $950 before title and escrow charges are even added. The $400 cap applies to the disclosure portion of each association's charge. It does not apply to transfer fees, which are set by each association's own governing documents and are not capped by statute.
For a seller in Trilogy or Blackstone, that means the 10-day clock in the table above almost certainly falls to the association, not to the homeowner personally, since these communities run well past 50 lots. The professional management company is on the hook to assemble minutes, financials, and violation records inside 10 days of receiving proper notice. The tradeoff is that the homeowner may be coordinating that request across two management structures instead of one, and paying two disclosure fees instead of one.
Where the Same Law Bites Harder in Peoria's Smaller Subdivisions
The flip side shows up in Peoria's older, single-phase neighborhoods, the kind of communities where a single HOA covers one subdivision with no master association layered on top, similar in structure to established areas like Fletcher Heights or Terramar. If an association like this happens to have fewer than 50 lots, and plenty of Peoria's smaller, single-layer HOAs do, the seller is the one personally responsible for delivering the full packet within 10 days of accepting an offer, not the association.
That is a meaningfully tighter obligation than the old law's "notice of pending sale" standard, which gave a seller time to request records before the clock even started. Many of these smaller associations are run by a volunteer board rather than a paid management company, which means the seller may be tracking down a volunteer treasurer for the reserve study and the last three meetings of minutes in the same week they're juggling an inspection period and a lender's appraisal order. The irony is that the communities least equipped to move fast, small, self-managed HOAs without administrative staff, are the ones where the new law puts the fastest-moving deadline directly on the homeowner.
What This Means If You're Listing This Fall
For a Peoria seller in a master-planned community, the practical move is to identify every association attached to the lot before listing, not after an offer comes in, since the packet now has to disclose all of them and each can carry its own fee. For a seller in a smaller, single-layer HOA, the move is the opposite: request the disclosure packet the same day an offer is accepted, not after, because the 10-day window is now measured from that date and there is no later grace period to fall back on.
There is one piece of leverage built into Arizona's broader HOA statute that works in a seller's favor either way. Once a disclosure packet has been properly requested, the association's failure to deliver it within the required window extinguishes its ability to enforce a lien for the unpaid assessments outstanding at that time, under ARS 33-1807(J). A missed deadline doesn't just delay a closing. It can cost the association its own collection leverage.
A Short FAQ
Does HB 2397 apply to condos as well as single-family HOA neighborhoods? Yes. The bill amends both ARS 33-1260, which covers condominiums, and ARS 33-1806, which covers planned communities, so the same rules apply whether the property is a Scottsdale condo tower or a single-family lot in a Peoria master plan.
Who pays the disclosure fee now, buyer or seller? The fee is still capped at $400 aggregate, but the new law explicitly allows it to be charged to the buyer, a point that was left to custom rather than statute before. Confirming who pays in the purchase contract is worth doing early rather than assuming it defaults to the seller.
What if my property sits inside more than one association, like Vistancia's village and master layers? The updated packet must identify each association that governs the property and disclose that more than one resale disclosure fee may apply. Budgeting for more than one $400-capped fee, plus separate transfer fees, is the realistic expectation in a multi-layer community.
If you're weighing when to list a home inside one of Peoria's HOA communities this fall, or you want to know upfront how many associations actually govern a specific lot before you write an offer, Premier Realty Group can walk through what your particular HOA structure means for your timeline before you're already inside the 10-day window.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
