Buying a Winter Home in the East Valley: A Friendly Guide

The short answer: Buying a winter home in the East Valley starts with knowing how you will use it: a few months each winter, a future full-time move, or a place you share with family. Choose a community that matches that plan, ask about HOA rules and rental rules up front, budget for the months you are away, and visit in July or August before you commit, not December. Then enjoy some of the friendliest winters in the country.

Every fall the license plates start to change around Gilbert, Queen Creek, Mesa and San Tan Valley. Our winter neighbors are back, and the patios, golf courses, trails and rodeo arenas fill up with happy people who traded snow shovels for sunshine. If you are one of them, or you are thinking about joining them, here is how to find the right winter home.

The winters are the headline. Sunny days, cool mornings and comfortable afternoons make it easy to spend time outdoors. The East Valley also offers a lot to do: golf, hiking, horseback riding, spring training baseball, and big equestrian events. Horseshoe Park & Equestrian Centre in Queen Creek, a 240-acre regional facility, hosts pro rodeo and all kinds of mounted events. Head over to WestWorld of Scottsdale and you can catch the Scottsdale Arabian Horse Show each February and the Arizona Sun Circuit, one of the premier Quarter Horse shows in the country.

Arizona also has a few practical perks winter residents appreciate. Arizona has a flat 2.5% state income tax, and Arizona and Hawaii are the only states that do not observe daylight saving time, so you never have to change the clocks. For anything about your own taxes, talk with your tax professional.

This is the most important question, and it shapes everything else:

• Winter only. You may want a low-maintenance home in a community with amenities and neighbors who keep an eye on things.
• A future full-time move. You may want room to grow into, like a guest room, a garage for hobbies, or even space for a horse or two.
• Shared with family. You may want extra bedrooms and a layout that works for visitors.

Some owners also want to rent the home when they are away. If that is part of your plan, ask about HOA and city rental rules before you buy, because they vary by community.

The East Valley has something for every style:

• Gilbert for established neighborhoods, shopping and dining.
• Queen Creek for a small-town feel, newer communities and horse country near Horseshoe Park.
• Mesa for variety, from active adult communities to acreage.
• San Tan Valley for value and room to breathe.

Our guides to the best areas to buy a home in San Tan Valley and the Mesa, Arizona horse property guide are good places to start.

Here is my favorite piece of advice: visit in July or August before you commit, not December. Winter here is lovely. Summer is real. You want to see the home, the yard and the neighborhood in the heat, notice which way the patio faces, and understand how the house handles the hottest months. Monsoon season runs June 15 through September 30, and it is worth seeing a summer storm roll in at least once. Many winter residents never spend a summer here, but knowing what the house goes through while you are away helps you plan.

A little planning keeps your winter home happy year round:

• Set the thermostat to protect the home in the summer heat, and consider a smart thermostat you can check from your phone.
• Arrange a home watch or a trusted neighbor to check on the house.
• Protect the pool and landscaping with a service or timers.
• Hold or forward the mail.
• Plan for pests and dust with regular service and a good clean when you return.

Bring these questions to every showing:

• What are the HOA rules and fees, and what do they cover?
• Are rentals allowed, and for how long?
• How old are the roof, the air conditioning and the water heater?
• What are the typical utility costs in summer?
• How far is it to the airport, the grocery store and your doctor?

Our guide to the hidden costs of buying a home in Arizona helps you build a full budget.

• Only visiting in winter. Come see it in summer.
• Skipping the HOA documents. Rental and guest rules matter.
• Forgetting the summer plan. Someone should check on the house.
• Buying for today only. If a full-time move is likely, buy with that in mind.
• Going it alone. A local agent who knows the neighborhoods saves you time.

I am Kim Williamson, REALTOR®, with REAL Broker. I have lived in Arizona 36 years and sold real estate here for 24 years, and I have helped people from all over the country find their place in the sunshine. I love winter in the East Valley, and I love helping our winter neighbors find a home that feels like theirs from the first morning coffee on the patio. Whether you want a lock-and-leave home, a family gathering place, or a little acreage for a horse, I would love to help you find it.

Where should I buy a winter home in the East Valley? Gilbert, Queen Creek, Mesa and San Tan Valley each offer something different. Start with how you plan to use the home, then match the community.

Should I visit Arizona in summer before buying a winter home? Yes. Visit in July or August before you commit, not December, so you know how the home and neighborhood handle the heat.

Can I rent my winter home when I am not using it? It depends on the HOA and local rules. Ask before you buy.

Does Arizona change the clocks for daylight saving time? No. Arizona and Hawaii are the only states that do not observe daylight saving time.

How do I care for a winter home while I am away? Set the thermostat for summer, arrange a home watch, keep pool and landscape service going and hold or forward your mail.

• Is now a good time to buy a home in Queen Creek
• Best equestrian events in the East Valley
• National Weather Service, Phoenix: monsoon season

Do your own due diligence. General information only. For tax questions, talk with your tax professional.

Ready to find your winter home anywhere in the Metro Plex of Arizona? Call or text Kim Williamson, REALTOR®, REAL Broker, at 480-206-1500, or start at www.ArizonaHorsePropertyForSale.com.