Title & Escrow Services Checklist for Marana Homeowners

Buying or selling a home in Marana means navigating one of the most paperwork-heavy steps in real estate: title and escrow. Getting this part right protects your ownership, your money, and your closing date—so knowing what to look for before you commit to a provider is worth the effort.

Why Title and Escrow Matter More Than You Might Think

Title work confirms that the seller actually has the legal right to sell the property and that no hidden liens, judgments, or ownership disputes are lurking in the chain of title. Escrow holds all funds and documents in a neutral account until every condition of the sale is satisfied. In Arizona, a licensed escrow agent—not an attorney—typically handles closing, which is different from states that require attorney closings. That makes choosing the right escrow officer a genuinely consequential decision.

Marana's rapid growth along the I-10 corridor and around Dove Mountain means newer subdivisions, active HOA communities, and land parcels that may have complicated histories. All of that adds layers to what a title search needs to cover.

Your Pre-Commitment Checklist

1. Verify Arizona Licensing

Arizona title and escrow companies are regulated by the Arizona Department of Insurance and Financial Institutions (DIFI). Before signing anything, confirm:

• The company holds a current title agent or escrow agent license through DIFI
• The escrow officer handling your file is individually licensed (not just the company)
• There are no disciplinary actions or complaints on file (searchable through the DIFI website)

This takes about five minutes online and can save you serious headaches.

2. Confirm the Title Insurance Underwriter

Your title policy is only as strong as the underwriter backing it. Ask which national underwriter the company uses—common names include Fidelity National, First American, Old Republic, and Stewart. A local escrow office may be an agent for any of these. The underwriter pays claims if a title defect surfaces after closing, so you want a financially stable, established company behind the policy.

3. Understand Both Policies: Owner's vs. Lender's

Arizona buyers are often surprised to learn there are two separate title insurance policies:

The lender's policy is mandatory if you have a mortgage. The owner's policy is technically optional but strongly recommended—it's a one-time premium that covers you for as long as you own the home.

4. Request a Detailed Fee Breakdown

Title and escrow fees vary depending on purchase price, loan type, and the complexity of the transaction. Ask for an itemized Good Faith Estimate or Loan Estimate that breaks out:

• Title search fee
• Title insurance premium (both policies if applicable)
• Escrow/settlement fee
• Recording fees (Pima County charges per-page recording fees)
• Any endorsement fees for specific coverages

Compare quotes from at least two providers. Rates are partially regulated in Arizona, but settlement fees and endorsement charges can differ meaningfully. You can search local title and escrow pros in Marana to start building your comparison list.

5. Ask About HOA Disclosure Compliance

A large share of Marana's homes—particularly in Dove Mountain, Gladden Farms, and similar master-planned communities—are governed by HOAs. Arizona law (A.R.S. § 33-1260 for condos, § 33-1806 for planned communities) requires sellers to provide a disclosure package, and escrow must account for any unpaid HOA dues, transfer fees, and resale disclosure fees. Ask your escrow officer specifically how they handle HOA payoffs and whether they order the disclosure package or leave that to the parties.

6. Review the Preliminary Title Report Carefully

Once escrow opens, you'll receive a Preliminary Title Report (or "prelim"). Don't just skim it. Look for:

• Open liens: unpaid mortgages, mechanic's liens, tax liens
• Easements: utility or access easements that could affect how you use the land
• CC&Rs: recorded HOA restrictions that run with the land
• Exceptions: items the title policy will not cover

If anything looks unfamiliar, ask the escrow officer to explain it in plain language. That's part of what you're paying them for.

7. Clarify the Closing Timeline and Communication Style

Marana's summer heat doesn't slow down real estate closings, but monsoon season (roughly June through September) can delay inspections and appraisals, which ripple into closing timelines. Ask:

• What is your typical turnaround from opening escrow to closing?
• How will you communicate updates—email, phone, a client portal?
• Who is the direct contact if my agent or lender has a question?

A well-run escrow office should be reachable and proactive, not a black box.

8. Confirm Wire Fraud Prevention Practices

Wire fraud targeting real estate transactions has increased significantly nationwide. Before wiring any funds, verify:

• The company's wiring instructions through a phone call to a number you independently verified—not one provided in an email
• Whether they use an encrypted client portal for document and instruction delivery
• Their policy on confirming wiring instructions with buyers before any funds move

Reputable escrow offices in Arizona will have formal procedures for this and should be willing to walk you through them.

One More Local Consideration: TPT and Vacant Land

If your transaction involves vacant land or a commercial element, be aware that Arizona's Transaction Privilege Tax (TPT) can affect the deal structure. Your escrow officer should flag this if relevant—but it's worth asking if your purchase involves anything beyond a standard residential resale.

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Finding a trustworthy title and escrow company in a growing community like Marana doesn't require guesswork. Browse the Marana business listings on Saguaro List or check the real estate directory to find licensed local providers you can interview against this checklist. The right escrow partner keeps your closing on track and your ownership protected long after you've moved in.