Buying a Second Home in Arizona: What Washington Buyers Need to Know

Every January in Washington, it seems to happen.

The holidays are over. The days are short. The sky is gray.

And somewhere between putting on another sweater and checking the weather forecast, you start scrolling Arizona real estate.

Maybe you've been doing it for years.

You look at homes with pools. You imagine drinking your morning coffee outside. You send a listing to your spouse and say:

“What if we actually did this?”

That's pretty much how the second-home dream begins.

But eventually, there's a point when you stop saying someday and start asking real questions.

Can we afford two homes?

Where in Arizona should we buy?

Should we buy before we retire?

How does financing a second home work?

What happens to the house when we're back in Washington?

Do we need a pool?

Should we buy new construction or resale?

And perhaps the biggest question:

Will we actually use it enough to make it worthwhile?

As someone who lives this two-state lifestyle and works in real estate in both Washington and Arizona, these are exactly the questions I think you should be asking.

So let's talk about what Washington buyers should know before buying a second home in Arizona.

First, Don't Start With the House

This might sound strange coming from a real estate agent.

But I wouldn't start your Arizona search on Zillow.

I'd start with this question:

What do you want your life in Arizona to look like?

Because it's really easy to get distracted by the house.

You find the gorgeous kitchen.

The sparkling pool.

The mountain view.

The golf-course lot.

But your second home isn't your vacation for four days.

It's where you're going to spend ordinary Tuesdays.

So think about your Tuesday.

Do you want to golf?

Walk to coffee?

Meet friends for lunch?

Spend the afternoon by your pool?

Go hiking?

Be around other people in a similar stage of life?

Do you want activity and energy, or peace and quiet?

How important is proximity to the airport?

Do you want to lock the door and leave for six months without worrying about a huge property?

Those answers should determine where you buy and what you buy.

Not the other way around.

Why Arizona for a Second Home?

For Washington buyers, the obvious answer is sunshine.

And I'm not going to pretend that isn't a big one.

There's something pretty wonderful about leaving a cold, wet Washington winter and landing in Arizona. I’m about to go to our 2nd home in AZ in just a few days and I’m so excited!

But sunshine alone isn't enough reason to buy a house.

What makes Arizona particularly interesting for second-home ownership is the lifestyle you can build around the weather.

Outdoor dining in January.

Golf.

Walking.

Hiking.

Pools.

Patios.

Spring training.

Community events.

And for those of us who still love Washington, buying in Arizona doesn't necessarily mean choosing one state over the other.

It can mean choosing both.

That's the part that appealed to us.

We didn't want to give up everything we love about Washington.

We wanted to add something different to our life.

You Don't Have to Wait Until Retirement

I think this is one of the biggest mindset shifts for people in their 50s and 60s.

We're conditioned to think:

Work.

Save.

Retire.

Then start living the retirement lifestyle.

But what if you're still several years away from retirement?

Could a second home allow you to start creating part of that lifestyle now?

Maybe you spend a few weeks there this year.

A month next year.

Longer stretches as work becomes more flexible.

Eventually, perhaps Arizona becomes a much bigger part of your year.

Your second home doesn't have to begin on the day you retire.

It can become part of the transition.

I've written an entire article about whether you should buy an Arizona second home before you retire, because I think it's one of the most important questions buyers in this stage of life should consider.

Where Should You Buy a Second Home in Arizona?

This is where I see people make a mistake.

They start with the Arizona places they've heard of.

Scottsdale.

Phoenix.

Maybe Tucson.

But Arizona communities can offer very different lifestyles.

Rather than asking:

“What's the best place in Arizona for a second home?”

I'd ask:

“What's the best place for the way we want to live?”

Do you want nightlife and restaurants?

Golf?

A master-planned community?

An active-adult community?

A larger lot?

Mountain views?

Walkability?

New construction?

Something low-maintenance?

Easy access to family?

A private golf club?

Your answers may lead you somewhere completely different from where you originally expected.

Why We Chose Verrado

For us, that search eventually led to Verrado in Buckeye.

We looked at other Arizona communities, but Verrado gave us something we kept coming back to:

community.

It felt intimate and grounded.

There were parks, walking paths, golf, Main Street and places where people actually gathered.

And it felt like somewhere we could build a life rather than simply own another house.

That's an important distinction.

I didn't want a second home where we'd arrive, walk inside, close the garage door and never know anyone.

I wanted the community to be part of what we were buying.

That won't be everyone's priority.

But it was ours.

And that's exactly why I think you need to identify your priorities before choosing the house.

How Does Financing a Second Home Work?

If you're financing your Arizona purchase, don't assume the mortgage process will be identical to buying your primary residence.

A lender will need to determine whether the property qualifies as a second home rather than an investment property.

Under current Fannie Mae guidelines, for example, a second home generally must be a one-unit property suitable for year-round occupancy, be occupied by the borrower for part of the year, and remain under the borrower's control. Certain rental and property-management arrangements can affect how the loan is treated. (Fannie Mae Selling Guide)

There can also be different pricing and reserve considerations for second-home financing. (Fannie Mae Selling Guide)

This is why I'd talk with a lender who understands second-home purchases before falling in love with a property.

Your lender can tell you what applies to your particular financial situation.

And just because you can qualify for a certain amount doesn't mean that's what I think you should spend.

Can You Comfortably Own Two Homes?

This is the conversation I think matters more.

When you buy a second home, you're not replacing your Washington expenses.

You're adding Arizona expenses.

You'll potentially have:

Mortgage payments.

Property taxes.

Homeowners insurance.

HOA assessments.

Utilities.

Landscaping.

Pool maintenance.

Repairs.

Pest control.

Another vehicle.

And depending on the Arizona community, you may encounter additional assessments or special taxing districts.

In Verrado, for example, buyers should understand both HOA assessments and applicable Community Facilities District taxes.

That's why I wrote a separate guide to Verrado HOA fees and CFD taxes.

The purchase price is only the beginning.

Don't Buy the Most House You Can Afford

This one matters to me.

Let's say your lender tells you that you can afford an $850,000 second home.

Wonderful.

That doesn't automatically mean you should buy one.

What if buying at $650,000 means you feel completely comfortable saying yes to dinner with friends, golf, trips with your kids and spontaneous weekends away?

I'd rather see you buy the house that supports the lifestyle than spend so much on the house that you can't enjoy the lifestyle.

Your second home should add freedom to your life.

Not financial pressure.

Should You Buy New Construction or Resale?

Arizona buyers often have a lot of new-construction options, particularly in growing West Valley communities.

And new construction can be incredibly appealing for a second home.

Everything is new.

There may be less immediate maintenance.

You can sometimes choose finishes.

And if you're buying before retirement, you may like the idea of purchasing something now that still feels relatively new several years from now.

But resale has advantages too.

A resale home may already have:

Landscaping.

Window coverings.

A finished backyard.

A pool.

Upgraded lighting.

Ceiling fans.

And all those little things that suddenly add up when you purchase a brand-new house.

That's why I don't automatically put second-home buyers into one category or the other.

We compare the total picture.

And remember: the salesperson in the builder's model home works for the builder.

You can have your own real estate representation when purchasing new construction, and I think that's especially important when you're buying from another state.

Do You Need a Pool?

Ah, the Arizona question.

You can almost hear the Washington buyer saying:

“If we're buying a house in Arizona, shouldn't it have a pool?”

Maybe.

But don't automatically assume you need one.

A private pool can be fantastic.

It's also another feature to maintain while you're hundreds of miles away.

If you're buying in a community with excellent community pools, you may decide you don't want the responsibility.

Or you may picture your adult kids visiting, grandkids jumping into the pool and everyone spending afternoons in your backyard and think:

Absolutely. We're getting the pool.

Neither answer is wrong.

The right answer depends on the life you're imagining.

What Happens When You Go Back to Washington?

This is one of the least glamorous and most important second-home questions.

Arizona gets hot.

Very hot.

And if you spend your summers in Washington, your Arizona home still needs attention while you're gone.

Air conditioning.

Water.

Pest control.

Landscaping.

Pool maintenance.

Storm preparation.

Mail.

Security.

Someone checking on the property.

Your home doesn't stop existing because you're not there.

That's why I encourage second-home buyers to think about ease of ownership while they're shopping.

That giant yard might look incredible in February.

Ask yourself what it requires in July when you're in Washington.

What If You Want to Rent It While You're Away?

This is an area where you need to do your homework before purchasing.

First, your financing matters. A home financed and represented as a second home has occupancy and control requirements that differ from an investment property. (Fannie Mae Selling Guide)

Second, community and HOA restrictions may affect what kind of rentals are permitted.

Third, Arizona rules differ depending on the length and type of rental. For example, beginning January 1, 2025, Arizona eliminated city transaction privilege tax on residential rentals of 30 days or more, while stays of fewer than 30 days remain subject to transient-lodging rules. (Azdor)

So don't buy a second home assuming:

“We'll just Airbnb it when we're not there.”

If rental income is part of your plan, bring that up before we start looking at houses so we can investigate the applicable financing, HOA and government requirements.

Think About the Airport

This sounds obvious, but it's easy to overlook when you're focused on houses.

If you're going to live in Washington and Arizona, you are going to see the airport a lot.

How long does it take to get there?

How convenient are your flights?

What happens if you arrive at 9 p.m.?

How does the drive feel?

For us, Phoenix Sky Harbor makes the two-state lifestyle workable.

And when you're evaluating communities, I'd put airport access on your list right alongside bedrooms, bathrooms and pools.

Your Arizona House Doesn't Need to Look Like Your Washington House

This is another place where I think buyers can have some fun.

Your Arizona life may not require the same house.

Maybe you have a large home in Washington.

Do you really need another large home?

Maybe Arizona is where you simplify.

Smaller house.

Less maintenance.

Great outdoor space.

Community pool.

Lock it up and leave.

Or maybe Arizona becomes the gathering place where all three adult kids come visit, and having extra bedrooms really matters.

Again, we're designing around your life.

Come to Arizona Before You Decide

I would never recommend choosing your Arizona community entirely from listings online.

Come experience it.

And don't just tour houses.

Have coffee.

Eat lunch.

Drive around at different times.

Walk through the neighborhoods.

Go to the grocery store.

See how far things really are.

Sit outside.

Imagine an ordinary day.

When I work with buyers coming from Washington to explore Verrado, I don't want to simply race through as many houses as humanly possible.

I want you to understand the community you're considering.

Because the house matters.

But where that house sits matters just as much.

The Question Isn't “Should We Buy a Second Home?”

Eventually, I think the better question becomes:

“What do we want the next ten years of our life to look like?”

Maybe the answer doesn't include a second home.

That's okay.

Maybe you'd rather travel.

Maybe you want to wait until retirement.

Maybe owning two homes sounds like more responsibility than freedom.

But maybe you've spent enough Januarys looking out the window in Washington and saying:

“Someday.”

And you're beginning to realize that someday doesn't have to mean retirement.

That's when the conversation gets interesting.

Thinking About Buying a Second Home in Arizona?

If you're a Washington buyer exploring an Arizona second home, start by figuring out the lifestyle first.

Then we'll find the house that fits it.

If Verrado is on your list, I've created an entire collection of resources to help you research it, including:

• Moving From Washington to Verrado: The Complete Second-Home Buyer's Guide
• What Does It Really Cost to Own a Second Home in Verrado?
• New Construction vs. Resale Homes in Verrado
• Do You Need a Pool in Verrado?
• What Happens to Your Verrado Home When You Leave for the Summer?
• How Far Is Verrado From Phoenix, Scottsdale and Sky Harbor?
• How to Plan a Verrado House-Hunting Trip From Washington

I'm Tammy Cannon, a real estate agent licensed in Washington and Arizona, and I help Washington buyers explore second-home opportunities in Arizona, with a special focus on Verrado.

You don't have to have the whole plan figured out before we talk.

Sometimes the first step is simply figuring out whether the Arizona life you've been imagining could actually work for you.

Here is an Arizona Buyer's Guide I created just for you. Just click here to download it.

And if you're on Instagram, let's connect there where I share more content about how we manage our lives in both WA and AZ. Follow here @thetammycannon