Straight Talk on Real Estate Signs

Understanding Arizona’s Sign Laws

Over the past few months, we’ve received different questions in the CAAR office regarding real estate signs; what’s allowed, what’s not, and how to handle restrictions from HOAs, mobile home parks, and even luxury communities with their own unique rules.

These inquiries aren’t surprising. It’s very common to encounter HOA provisions that attempt to ban or heavily restrict “For Sale” signs in residential neighborhoods. But it’s important to understand that Arizona state law overrides those restrictions. In many cases, HOA rules that attempt to prohibit signage are unenforceable if they conflict with the Arizona Revised Statutes.

This article is intended to clarify the law, outline the applicable MLS and ARMLS rules, and provide guidance on best practices and specific community standards, particularly within the CAAR service area. Whether you’re listing a home in town, a lot in a gated golf community, or a manufactured home in a park, this guide will help you place and manage signage lawfully and professionally.

Let’s dive into the key issues.

State Law Protection for “For Sale” Signs: Arizona law strongly protects a property owner’s right to display real estate signs. Under A.R.S. § 33-441, any covenant or HOA rule attempting to ban “For Sale” or “For Lease” signs is unenforceable. In practice, this means an HOA cannot outright prohibit you or your client from putting up a “For Sale” sign on the property. The statute allows one industry-standard sign up to 18 x 24 inches (plus a rider up to 6 x 24 inches) on the owner’s property. This applies regardless of when the CC&Rs were created ; the law overrides even older HOA restrictions. (Timeshare properties are the only exception.)  Many CC&R’s still have these old provisions that prohibit real estate signs, but they are unenforceable to the extend the conflict with A.R.S. § 33-441.

HOA and Condo Community Statutes: In addition to the general law above, Arizona’s HOA-specific statutes echo these protections. Planned communities (HOAs) cannot prohibit or charge a fee for an owner’s “For Sale,” “For Rent,” or “Open House” signs, as long as they meet the industry-standard size. Condominium associations have an almost identical rule in their statutes. These laws also forbid HOAs from requiring a particular sign design or wording, any reasonable, industry-standard sign is allowed. HOAs may impose minor reasonable rules (for example, requiring signs to be commercially produced and of standard size) but cannot demand a custom sign style or frame unique to that community. Recent court and administrative decisions have upheld these laws, confirming that HOAs cannot force owners or agents to use the HOA’s custom sign or frame if it conflicts with the state standards.

Bottom Line: No matter what an older CC&R says, Arizona law guarantees homeowners the right to one standard For Sale sign on their property. HOAs can enforce size (18″x24″) and quality standards (e.g. “commercially produced” signs) but cannot prohibit the sign or make you use a special sign that isn’t industry standard.

Rules in the Rim Country MLS (CAAR MLS)

Only the Listing Broker’s Sign: The CAAR Rim Country MLS Rules have clear guidelines on signage for listed properties. Only the listing broker’s “For Sale” sign may be placed at a listed property. In other words, if you have the listing, you’re the one who should have a sign in the yard. Likewise, prior to closing, only the listing broker’s “Sold” sign is allowed, unless the listing broker gives permission to the buyer’s agent to post a sold sign. This prevents confusion and ensures professionalism.  Buyers’ agents should not be peppering the lawn with their own signs unless allowed.

Enforcement and Penalties: CAAR’s MLS has an established Penalty Policy for rule violations. Sign infractions (for example, an unauthorized sign by a non-listing broker) could subject the offender to fines or other sanctions per the MLS rules. The MLS Rules Section 9 and the CAAR MLS Penalty Policy spell out that fines can be assessed for breaches, and repeated violations may lead to hearings or suspension of MLS privileges. The key is to follow the rules: use only appropriate signs and always obtain permission if there’s any doubt. Remember that placing a sign on a property without the owner’s consent is not only against MLS rules but also violates the REALTOR® Code of Ethics and Arizona law. Always get the owner’s authorization and have the listing in place before you advertise.

MLS Clear Cooperation – A Sign Triggers a Listing: One related MLS rule to keep in mind is the “Clear Cooperation” policy. Within one business day of any public marketing, which includes putting a sign on the property, the listing must be entered into the MLS. In short, don’t put a “coming soon” or “for sale” sign on a property before you’ve submitted the listing to the MLS (or at least filed it as a Coming Soon/Exempt listing as allowed in ARMLS). A yard sign is public advertising, so be sure to comply with Clear Cooperation to avoid fines or disciplinary action.  Clear Cooperation is currently up for review, but any proposed changes will not impact this 24 hour rule of putting it in the MLS.  It will only impact whether it goes out over the IDX feed.

Overlapping listings with ARMLS

Many of our CAAR members also list properties in ARMLS (Arizona Regional MLS). When you place listings in ARMLS, you must adhere to ARMLS Rules as well. Fortunately, ARMLS’s sign rules are very similar to CAAR’s: only the listing brokerage’s sign is permitted on the property, unless that listing broker agrees otherwise. ARMLS Rule 11.2 explicitly states that only the listing participant’s “For Sale” sign may be on the property, and Rule 11.3 mirrors the policy that only the listing broker’s “Sold” sign may appear before closing (again, unless the listing broker allows the cooperating broker’s sign).

No Signs in Photos: It’s considered a violation if your sign (with phone number or branding) is prominent in the property photographs. So when putting in listings, remember to remove or obscure your sign for the listing pictures. This rule keeps the MLS photos neutral and free of unauthorized advertising.

Key Takeaway: The spirit of both MLSs’ rules is the same.  The listing agent controls the signage at the property. Communicate with any cooperating agents to avoid sign disputes, especially in high-traffic areas where multiple MLS systems overlap.

Owner/Agent – Disclosure on Signs

We’ve received questions about when an agent who is also an owner must disclose that fact on their signage. The rule in Arizona is straightforward: if you are a licensed agent selling your own property (or a property in which you have an ownership interest), you must disclose your status as an owner-agent in all advertising, including on the sign. The Arizona Department of Real Estate Commissioner’s Rules mandate that any licensee advertising their own property for sale, lease, or exchange must include the words “Owner/Agent” in the advertisement. This applies whether you own the home outright, co-own it, or have an interest via an entity (LLC, trust, etc.). If you or your spouse (or your company) are on title, play it safe and put “Owner/Agent” on the sign rider. Failing to disclose is considered a license law violation, it’s both unprofessional and could land you in regulatory trouble.

Practical Tip: A simple rider with “Owner/Agent” will do the job. Place it where it’s readily visible. And of course, make sure your broker is aware and approves, as brokerage policy may require additional written disclosure in MLS remarks and to prospective buyers. Honesty and transparency are the best policy – not only is it the law, but it builds trust with buyers.

Sign Restrictions in Chaparral Pines & The Rim Club

Some of the most beautiful (and regulated) communities in our area are Chaparral Pines and The Rim Golf Club in Payson. Both have specific CC&R provisions and rules about real estate signs. Here’s a summary of what you need to know for these communities:

• One Sign Per Property: Both Chaparral Pines and The Rim Club strictly allow only one sign to be displayed per lot/home for sale. You cannot put multiple signs on different sides of the lot, nor an extra “open house” flag in the yard (open house directional signs are allowed only during the actual open house and must be removed after). The one-sign rule even extends to indoor window signs.  The Rim Club, for example, specifies you may have one sign total, whether it’s placed outdoors or inside a window (not one of each).
• Sign Design and Size: Chaparral Pines defers to the state standard: one professionally made “For Sale” sign up to 18″ x 24″, with one rider 6″ x 24″. The sign must be placed on the owner’s property (within the lot boundaries) and not on any common area, neighboring property, or HOA-owned land. Chaparral Pines even cites A.R.S. 33-441 in its rules, they know they must allow that one sign! Once the property sells, the sign must be removed immediately. They also permit a second rider only for “Pending” status; in other words, you could have a rider with your name/phone, and swap in a “Pending” rider when under contract, but no more than two riders total.
• The Rim Club has a few extra styling requirements. Outdoor signs there must use an HOA-approved frame, specifically a 4”x4” metal post frame designed for the community. The sign panel still is 18″ x 24″ and must be hung from the frame with S-hooks. Only one rider is allowed, hung below the main panel. Signs must be commercially produced (no homemade or paper signs). The Rim Club also dictates precise placement: signs must be within the property boundaries, positioned parallel to the street, no higher than 4 feet off the ground. If the lot fronts the golf course, the sign has to sit at least 10 feet inside the lot line on the golf course side. And if along the street, the sign can’t be too close to the road (their rule is the sign must be at least 24 feet from the road centerline). All signs need to be kept in like-new condition and removed within 3 days after closing escrow. (In Chaparral Pines, the rule is to remove immediately upon closing, so either way, don’t leave sold signs lingering!)
• No Other Signs: Both communities prohibit any other signage on lots, that means no contractor or lender signs, no political signs beyond what law requires them to allow, etc. (Political signs are a whole separate topic, but they do have to allow those in election season per state law). In short, when listing in these upscale communities, use one, well-maintained sign and follow the architectural rules. If in doubt, call the HOA for guidance, both HOAs are familiar with REALTORS® and would rather answer a quick question than see an improper sign.

Mobile Home Parks – Special Sign Rules

Real estate signage rules are a bit different in the context of mobile home parks, where residents typically own the home but rent the space. Arizona’s Mobile Home Parks Residential Landlord/Tenant Act (A.R.S. § 33-1452) ensures that mobile home owners in parks can advertise the sale of their home. Park management cannot forbid a resident from posting a “For Sale” or “Open House” sign on their own mobile home. The law does allow parks to set some reasonable rules – notably, the sign on the home can be no larger than 12″ x 18″. So unlike residential real estate, you won’t see big post signs in front of a mobile home; instead, the sign is often placed in a window or attached to the side of the unit. The sign can state the name, address, and phone of the owner or agent.

Many mobile home parks also provide a central bulletin board where residents may post notices of homes for sale. This gives an extra outlet for advertising within the community. While park rules vary, typically they will not allow standalone yard signs in the space’s front yard (outside of the home itself), because the park owns the land. Instead, the sign must be on or in the mobile home as described. Always check the park’s published rules, some parks require you to notify the park office when you list a home so they are aware of potential buyer traffic, and some may have specific days or hours when Open House signs or balloons can be displayed. But by law, the park cannot bar the homeowner from selling, nor stop them from putting up a reasonable For Sale sign on their home. If you represent a seller in a mobile home park, it’s good practice to coordinate with park management and ensure you follow any sign-in/sign-out procedures for guests, but you and your client have the right to advertise the sale.

Signage Best Practices for Agents

Regulations aside, let’s talk about professionalism with real estate signs. A well-placed, well-maintained sign reflects on you and your brokerage. Here are some best practices that CAAR encourages all agents to follow:

• Always Get Permission: Never place a sign on someone’s property without permission. This sounds obvious, but it includes putting directional arrows or open house signs on a neighbor’s lawn or on common areas. Use public right-of-way sparingly and only as local ordinances allow (many cities prohibit signs on medians or sidewalks). When in doubt, ask.
• Mind Your Boundaries: Place the sign on the listed property where it’s visible from the street but not encroaching on a neighbor’s yard or a public intersection. An improperly placed sign can irritate the neighbors or violate city code. Keep signs out of roadways and clear of traffic sight-lines for safety.
• Include Required Info: Make sure your sign (or sign rider) clearly displays your brokerage name in a prominent way (this is required by Arizona law and ADRE rules, no “blind” ads). Also include a contact number. Avoid squeezing in too much fine print or multiple phone numbers, a cluttered sign is hard to read. The goal is to be eye-catching yet informative at a glance. For example, a simple layout with your brokerage’s logo, your name, “For Sale,” and a phone number is effective. You can use riders for specifics (“3 Bed/2 Bath,” “Horse Property,” etc.), but don’t overload the main sign.
• Keep Signs Fresh and Secure: Our Arizona sun and monsoon weather can beat up a sign. Routinely check on your listing’s signage, a faded, cracked, or fallen-down sign is worse than no sign at all. Use sturdy posts or frames, and if wind is an issue, consider smaller signs or flags that won’t sail away. A professional-looking sign instills confidence, so replace flyers in info boxes and tighten any loose bolts. A quick drive-by can save you from a bad impression.
• Timely Removal: As soon as a transaction closes (or a listing expires), remove your sign promptly. Both MLS rules and courtesy dictate this. Leaving up a sold sign for weeks afterward confuses buyers and may violate local sign codes. In many cases, the purchase contract even stipulates that the sign will be removed at close of escrow. Aim to take it down within a day or two (or whatever your HOA/MLS rule requires – recall The Rim Club is 3 days, Chaparral Pines is immediate). Your professionalism is on display when you handle signs in a timely way.
• Open House Signs: Use open house and directional signs in moderation and in compliance with city rules. Most municipalities limit how long before and after the event you can place them (e.g., only during daylight of the open house). Place them strategically at key turns, and always pick them up when you’re done the same day. A forgotten open house sign two blocks away reflects poorly and can result in fines. Pro tip: put your cell number discreetly on the back of your open house signs, if the city grabs it or a colleague finds it blown down, they can notify you.
• Respect Other Agents’ Listings: It should go without saying, but do not intrude on another agent’s territory. If a property is listed by someone else, never place your sign there or anywhere that could imply you’re involved. This includes not hanging “sold” riders on other agents’ signs without permission. Article 16 of the REALTOR® Code of Ethics, as well as MLS rules, forbid solicitation of active listings, and that includes trying to advertise around another agent’s listing. Keep it honest and clear: the sign on a property is the brokerage that currently represents the seller.

By following these practices, you uphold the reputation of all REALTORS® as respectful professionals. Good signage is more than just advertising – it’s a reflection of your brand and our industry’s standards.

Commercial vs. Residential Signage – A Quick Comparison

Finally, let’s address the difference in signage rules between residential and commercial real estate. Many of the laws we’ve discussed (like the HOA sign law) were written with residential homes in mind. In a commercial sale or lease, you often see much larger signs,4’ x 4’ or even billboards. on properties. Here’s why and what to be aware of:

• HOA Restrictions: It’s uncommon for a commercial property to be governed by an HOA with sign restrictions (except perhaps in some office condo complexes or business parks). The HOA laws like A.R.S. § 33-1808 and 33-441 don’t really come into play in pure commercial settings because those properties aren’t in residential HOAs. So you generally won’t have an HOA telling you that you can only use an 18″ x 24″ yard sign on a 5-acre commercial parcel – instead, you’ll be dealing with city sign ordinances and the property owner’s preferences.
• City Sign Codes: Municipal sign codes typically distinguish between residential and commercial signage. In residential zones, temporary real estate signs are often limited in size and number (often one sign per frontage, under a certain square footage). In commercial or industrial zones, the allowances are broader, larger signs are permitted since the properties are bigger and set farther back. For example, a city might let a commercial listing have a 32-square-foot sign, whereas in a neighborhood only a 6-square-foot sign is allowed. Always check the local code: you may need a simple permit for a larger commercial sign, and there may be rules about lighting or banners. But in general, you have more leeway to use a big sign or multiple signs on a commercial listing, especially for land.
• MLS Rules: Both CAAR MLS and ARMLS apply the “only listing broker’s sign” rule equally to residential and commercial listings. So even if it’s a shopping center for sale, you shouldn’t see competing brokerage signs on the same property. That said, commercial brokers sometimes co-list a property (two brokerages teaming up). In those cases, a property might have two company logos on one sign, or two separate signs, but that’s only if there is a co-listing agreement in place. If you ever encounter another firm’s sign on your commercial listing, treat it the same as you would in residential: contact them and clarify the issue, or report it if it’s not authorized. The professionalism standard doesn’t change.
• Private Rules in Commercial Developments: Some commercial developments (like a retail power center or an office park) have their own sign criteria established by the developer or owner. For example, a retail center might require a uniform style for all tenant and “For Lease” signs. These are usually detailed in leasing guidelines or CC&Rs specific to that commercial property. While these aren’t public laws, they are contractual rules you need to follow. Always ask if there are any sign guidelines when you take a commercial listing in a managed complex. It’s similar to dealing with an HOA, but on the commercial side it might be a property manager saying “all signs must be monument style” or “must use these colors.” Comply to present a cooperative image to buyers and avoid your sign being removed.

In summary, commercial real estate signage tends to have fewer statutory limitations on content (no “Owner/Agent” riders typically needed, for instance), but you may be dealing with larger scale signs and different jurisdictions. Use commonsense: a huge banner might be fine on a warehouse but would be an eyesore in a residential subdivision (and thus illegal there). Always tailor your signage approach to the property type and local regulations. When in doubt, consult the city’s planning department, they’re happy to guide you on temporary sign rules for commercial properties.

Conclusion: Real estate signs remain one of the most effective marketing tools we have, but a tool only works well when used correctly. By understanding Arizona’s laws, our MLS rules, and local community restrictions, you can avoid pitfalls and answer your sellers’ questions confidently. The Central Arizona Association of REALTORS® is here to support you. If you’re ever unsure about a sign issue, reach out to us or check our resources. Let’s continue to uphold a high standard of professionalism with our signage and present a united front of competence and courtesy in our communities. Happy selling, and may your signs lead you to your next closing!