A resale disclosure request went out from an escrow file this month, and it came back as two envelopes instead of one. Same house, same sale, two different HOA offices, two ten-day countdowns running on separate calendars. That is not a paperwork error. It is what Arizona's amended resale disclosure statute now requires when a single property answers to more than one association, and it is exactly the situation that defines ownership across much of Scottsdale.
House Bill 2397 took effect on September 12, 2026, eleven days before this was written. It amends the two statutes that govern what a seller has to hand a buyer before closing in Arizona's HOA and condo communities, A.R.S. §33-1806 for planned communities and §33-1260 for condominiums. The law itself is statewide. What it actually costs a seller in time and fees depends on how many associations sit on top of the property, and Scottsdale has more of that layering than almost anywhere else in the Valley.
What Changed on September 12
Governor Katie Hobbs signed HB 2397 on June 22, 2026. The bill rewrites the resale disclosure packet in three ways.
The contents got longer. Along with the standard CC&Rs, bylaws, current assessment amount, and reserve study, the packet must now include minutes from the three most recent open board meetings, income and expense statements for both the operating and reserve accounts, any unresolved violation tied to the specific unit, and insurance certificates for condominium associations. A buyer who used to get a summary now gets the underlying arguments the board has been having, the actual state of the reserve fund next to the reserve study's recommendations, and whether the house they are buying carries an open dispute with the HOA.
The clock moved up. Under the prior framework, the delivery deadline was tied to a "notice of pending sale," a step that could arrive well into the transaction. Under the amended statute, for communities with fewer than fifty units, the seller has to deliver the required information within ten days of contract acceptance, full stop. For communities with fifty or more units, the association has ten days to deliver once it receives written notice of the pending sale, and that notice has to name the buyer and include an email and mailing address. Either way, the packet now lands while a buyer's inspection period and financing contingency are already running, not before them.
The fee structure held its shape but got clearer teeth. The statutory cap is still $400 in aggregate for the disclosure packet, plus up to $100 for rush delivery inside 72 hours and up to $50 to update a report more than 30 days old. What's new is a damages remedy: a buyer or seller harmed by an association that knowingly or recklessly withholds information, or hands over something materially false, can now pursue legal remedies including attorney fees.
Two Associations, Two Clocks
None of that is unique to Scottsdale. What is unique is how many Scottsdale addresses trigger the statute twice.
The statute itself anticipates this. Buried in the list of required disclosures is a line that most sellers skim past: if a property is governed by more than one association, the seller has to provide a statement identifying that fact along with the corresponding disclosure fee for each one. The standard Arizona Association of REALTORS HOA and Condominium Addendum reflects the same reality with two separate blank lines on the fee schedule, one labeled "H.O.A." and one labeled "Master Association." That form exists because so many Arizona properties, and a disproportionate share of Scottsdale's, are governed by exactly that structure: a master association that owns the big amenities and a neighborhood-level sub-association that governs the block.
That means a seller in one of these communities isn't managing one ten-day statutory clock this fall. They're managing two, from two different management offices, each capable of charging its own disclosure fee up to the $400 cap, each capable of adding a $100 rush charge if the timeline gets tight, and each now required to produce the expanded HB 2397 packet content independently.
Why This Hits North Scottsdale Harder
DC Ranch is the community most often cited as the model for this structure in Arizona, serving thousands of homes across a master Ranch Association and multiple village-level sub-HOAs. The Ranch Association's own published resale process commits to a ten-calendar-day turnaround for disclosure documents delivered electronically through HomeWiseDocs.com, plus a mandatory exterior inspection for CC&R compliance that isn't optional. Village-level dues on top of that run $300 to $600 a month depending on the neighborhood, layered separately from whatever the village HOA itself charges for disclosure.
Gainey Ranch runs the same pattern with real numbers attached. A 2026 example for one Gainey Ranch neighborhood shows a combined monthly assessment of $661, split between $361 to the Gainey Ranch Community Association and $300 to the neighborhood-level Estates association. Two associations, two dues statements, and under the amended statute, two separate disclosure obligations if either one is asked to produce a resale packet.
McCormick Ranch operates a similar master structure through its Property Owners' Association, with a 2026 base residential assessment of $265 a year at the master level before any subdivision or condo-specific HOA dues are added. Grayhawk layers its guard-gated Talon Village and other sub-communities under a master association, with village-level dues running $250 to $500 a month on top of whatever the master charges.
| Community | Master Association | Neighborhood Layer | 2026 Published Fee |
|---|---|---|---|
| McCormick Ranch | MRPOA | Individual subdivision or condo HOA | $265/year at the master level |
| Gainey Ranch | GRCA | The Estates sub-association | $361/month (GRCA) plus $300/month (Estates), one 2026 example |
| DC Ranch | The Ranch Association | Village-level HOA | $300 to $600/month at the village level |
| Grayhawk | Master Community Association | Talon Village and other sub-communities | $250 to $500/month at the village level |
None of these figures are disclosure fees. They're dues. But they establish the same fact the statute is built around: these are functioning, separately governed associations, each one capable of independently exercising its statutory right to charge for a resale packet and independently bound by its own ten-day clock.
What This Means If You're Listing This Fall
A seller who orders one resale disclosure packet and assumes the file is complete may be missing the second one entirely, and under the amended timing rules, there's less runway to catch that gap than there used to be. The practical fix is straightforward but has to happen before the property goes live, not after an offer lands.
Before listing, confirm in writing whether the property answers to a master association, a sub-association, or both, and get the correct contact and request process for each one separately. If two associations apply, plan for two disclosure fees, each potentially up to the $400 statutory cap, and build that into the seller net sheet rather than discovering it at the closing statement. Once an offer is accepted, the ten-day clock is not a suggestion. For a property under fifty units in a given association's roll, that clock starts the day the contract is signed, which means the request should go out the same day, not once escrow opens.
A Few Questions Before You Sign a Listing Agreement
What if my community has a master association and a neighborhood sub-association? Expect two separate disclosure requests, two separate ten-day windows, and two separate fee schedules capped at $400 each. The statute requires the seller to disclose that the property sits under multiple associations along with each one's corresponding fee, so this isn't something a buyer's agent should have to uncover independently.
Who pays the disclosure fee now? HB 2397 allows the fee to be charged to either party, so it's a negotiated line item in the purchase contract rather than an automatic seller cost. Arizona custom has generally assigned it to the seller, but a buyer should expect to see it itemized on the closing statement regardless of who ultimately pays.
Does the clock start when I accept an offer, or once escrow opens? For communities with fewer than fifty units, the ten-day delivery window now runs from contract acceptance itself. For communities with fifty or more units, the association's ten days start once it receives written notice of the pending sale, which should go out within days of acceptance rather than waiting on escrow to formally open.
If you're preparing to list in a Scottsdale master-planned community this fall, the association structure on your specific parcel should be the first thing your listing plan accounts for, not a detail that surfaces after a buyer's inspection period is already running. Templeton Walker reviews the governing documents on a property before it goes to market, identifies exactly how many associations have a statutory claim on the disclosure process, and builds the request timeline so both packets are in hand before a buyer's contingency clock starts. Request a Private Consultation before you sign a listing agreement.
