Moving to Tempe from abroad is exciting, but closing on a home from another country can feel complex. You may be juggling visas, wire transfers, customs, and a fast-moving market at the same time. This guide shows you exactly how to close smoothly in Maricopa County and move in with confidence, even if you are still overseas. You will learn how closings work locally, what lenders ask for, how to set up Tempe utilities, and the timeline that keeps everything on track. Let’s dive in.
How Tempe closings work
Title, escrow, and recording
In Arizona, a title and escrow company coordinates closing, collects funds, issues title insurance, and records documents with Maricopa County. The county supports electronic recording, which helps your deed and mortgage record quickly after you sign. Ask your escrow officer to confirm e-recording is planned and when you will receive the recorded document number. You can review Maricopa’s digital recording program to understand how submissions are handled on the Recorder’s site.
Remote notarization from abroad
Arizona authorizes remote online notarization. That means you can often sign from outside the United States as long as an Arizona commissioned eNotary conducts the session on an approved platform and your lender accepts it. Confirm early that your lender and title company approve the remote vendor and that all recording standards will be met. For details, see the state’s guidance on remote online notarization.
Fees, timing, and common delays
Maricopa County posts standard recording fees and formatting rules. Your title company usually pays these at recording, but you should still confirm how funds will be wired. Common delay points include international wire timing, lender identity and residency checks, appraisals, and any documents that require in-person signing. Build in buffer time so your escrow can record on schedule and release keys promptly.
Financing for international buyers
Conventional loans and documentation
Many lenders offer conventional loans to non U.S. citizens who document lawful presence and meet income and credit standards. Expect to provide immigration documents and a tax ID, such as an SSN or ITIN, along with proof of income and assets. Review the Fannie Mae guidance on non U.S. citizen borrowers so you know what lenders look for.
ITIN and foreign-national options
If you do not have an SSN, some lenders offer ITIN or foreign-national programs. These often require larger down payments and additional documentation. Terms vary by lender, so work with a team that has experience with these programs and request written terms. You can get a useful overview of ITIN mortgage options.
FHA policy change in 2025
FHA updated residency eligibility in 2025. For case numbers assigned on or after May 25, 2025, FHA loans are limited to U.S. citizens and lawful permanent residents. If you planned on FHA, verify your eligibility or consider alternatives with your lender. See the update summarized in this FHA residency requirements notice.
Taxes and buyer obligations
If the seller is a foreign person, the buyer may have a FIRPTA withholding obligation at closing unless an exception applies. Title and escrow usually coordinate this, but it impacts funds required to close, so address it early. Learn more on the IRS page for FIRPTA withholding. Also note that Maricopa County property taxes are billed in two installments each year. Review due dates on the Maricopa County Treasurer’s site and confirm how taxes will be prorated at closing.
Move-in logistics in Tempe
Set up Tempe water, sewer, and trash
The City of Tempe handles water, sewer, and solid waste accounts. New owners and tenants should contact Customer Services to start or transfer service, and some accounts may require a refundable deposit and an administrative fee. Plan at least 24 business hours for service changes and coordinate dates with your closing. Start or transfer service through Tempe Customer Services.
Electricity and internet
Most of Tempe is served by Salt River Project, while other providers may serve specific areas. Ask the seller or your escrow team which utility serves the property and set up your account before move-in. Schedule internet installation for the first week so you have service when you arrive.
Arizona ID and vehicle registration
If you will drive or own a vehicle in Arizona, plan to obtain an Arizona driver license or Travel ID and register your vehicle after you establish residency. Bring identity, authorized presence, Social Security number evidence, and two proofs of Arizona residency. You can review new resident steps on the Arizona MVD page.
Shipping and customs for household goods
If you ship household goods from abroad, the shipment must clear U.S. Customs and Border Protection at the first U.S. port of entry. Goods used abroad for at least one year may qualify for duty-free entry, but you must provide inventories and complete required forms. Work with an experienced international mover and confirm who will file customs paperwork and pay any fees. See CBP guidance on bringing personal effects into the United States.
Your closing and move-in timeline
- 90 to 120 days before move-in
- Engage a Tempe-focused agent and a lender experienced with international buyers. Disclose immigration status early so the right loan options are identified.
- Get mover quotes, choose ocean or air options, and confirm customs brokerage responsibilities.
- Organize your immigration documents, tax ID, and any certified translations.
- 60 to 45 days before closing
- Verify your loan program. If considering FHA, review the May 25, 2025 policy change.
- Ask escrow about remote notarization support and e-recording. Request wiring instructions and identity requirements.
- Confirm county recording fees and any additional documents your title company will prepare.
- 30 to 14 days before closing
- Schedule international wires and confirm bank cutoffs. Test a small transfer if helpful.
- Finalize mover pickup, prepare customs inventories, and designate a U.S. contact to receive goods.
- Book temporary lodging if you will arrive before closing, or decide who will receive keys if you arrive after.
- 7 to 3 days before closing
- Bind homeowner’s insurance and deliver any lender conditions.
- Set your remote signing appointment or travel plan for in-person signing.
- Schedule your Arizona MVD appointment for ID and registration if you plan to drive soon after arrival.
- Closing day and first 30 days
- Provide passport and immigration documents at signing, confirm wire receipt, and request the recorded document number.
- Activate Tempe utilities and your electricity account. Set up internet service and update your address with banks and postal services.
Quick checklist
- Confirm lender eligibility for your residency status and loan type.
- Verify title company support for remote online notarization and e-recording.
- Call the escrow office to verify wiring instructions and avoid fraud.
- Start or transfer Tempe water, sewer, and solid waste service.
- Choose electricity and internet providers and schedule start dates.
- Arrange customs brokerage for shipped goods and prepare inventories.
- Book Arizona MVD appointments for Travel ID and vehicle registration.
Make your Tempe move-in seamless
A smooth international closing comes down to early verification, tight timelines, and the right local partners. With clear funding, approved remote signing, and utilities ready on arrival, you can step off the plane and step into your new home. If you want disciplined, concierge guidance from search to keys, connect with Roland Schoeman PLLC.
FAQs
Can I sign Tempe closing documents from outside the U.S.?
- Often yes. Arizona supports remote online notarization and Maricopa County supports digital recording, but your lender and title company must approve the RON platform. Review the state’s RON guidance and confirm acceptance with your escrow team early.
What mortgage options exist if I do not have an SSN?
- Some lenders offer ITIN or foreign-national loans that require larger down payments and extra documentation. Conventional options may be available if you document lawful presence. Ask lenders experienced with international programs and review the Fannie Mae eligibility framework.
How did FHA rules change for non U.S. citizens in 2025?
- For FHA case numbers assigned on or after May 25, 2025, FHA eligibility is limited to U.S. citizens and lawful permanent residents. Verify your status and consider alternatives if needed before you lock in an FHA path.
What should I know about FIRPTA as a buyer in Tempe?
- If your seller is a foreign person, FIRPTA may require the buyer to withhold a percentage of the price and remit it to the IRS unless an exception applies. Title and escrow usually coordinate this, but it can affect your funds at closing, so confirm early.
How soon should I set up Tempe utilities before move-in?
- Contact Tempe Customer Services at least a few business days before you take possession to start or transfer water, sewer, and solid waste service. Electricity setup depends on the provider serving your property, so ask the seller or your escrow officer which utility to call.
