Arizona Snowbird Home · Part-Time Retirement Home GuideBuying an Arizona Snowbird Home in a 55+ Community
Thinking about an Arizona snowbird home, a part-time retirement home for the winter months? Here’s what to know first: the right kind of home, what it costs while you’re away, taxes, and the community rules that matter.
By founder Jarl Kubat · Arizona 55+ Communities Real Estate · West USA Realty
Every fall, thousands of snowbirds head to Arizona for sunshine, golf and pickleball. Many of them start by leasing a place for a season. Then, sooner or later, they ask us the same question: “Should we just buy?”
Founder Jarl Kubat has spent 22+ years helping buyers in Arizona 55+ and retirement communities, and many of them started as part-time residents. So here’s what we tell every buyer shopping for an Arizona snowbird home.
The short version
- Pick a part-time retirement home that’s easy to leave. Patio homes and townhomes where the HOA handles the outside are the simplest.
- Budget for the months you’re gone. HOA dues, utilities, insurance and a house watcher don’t stop in summer.
- Expect different taxes. A seasonal home is often taxed as a non-primary residence.
- Read the community rules. Leasing, guests and age rules all affect a part-time owner.
Pick a part-time retirement home that’s easy to lock and leave
For most snowbirds, the best home is the one that takes care of itself in July. That’s why patio homes, townhomes and condos are so popular. In many of them, the HOA handles the roof, the outside walls or the front yard, so there’s less to worry about from 1,500 miles away.
A single-family home works well too, especially in big communities like Sun City and Sun City West. However, plan for yard care, pest control and someone to check on the house. For a list of smaller lock-and-leave communities, see our patio homes and villas guide.
What an Arizona snowbird home costs while you’re away
Your mortgage or taxes aren’t the only year-round costs. Here’s what keeps going while you’re up north:
- HOA dues and rec center fees. These are billed all year, whether you’re here or not. Compare them with our Arizona 55+ HOA fees guide.
- Electricity. Most owners leave the air conditioning on at a higher setting to protect the house in the heat.
- Insurance. Tell your insurance agent the home will be empty part of the year, because some policies have rules about vacant homes.
- A house watcher. Many snowbirds pay someone to check the home every week or two, run the water and look for leaks or pests.
- Pool, yard and pest service, if the HOA doesn’t cover them.
Taxes on a seasonal retirement home
This one surprises a lot of buyers. In Maricopa County, a primary residence is your one main home, where you live more than seven months of the year. As a result, a home you use only in the winter is usually classified as a non-primary residence, and that can mean a higher property tax bill.
The rules are set by the county, so read the Maricopa County Assessor’s legal class FAQ. Also, talk to your tax advisor before you decide which state is home.
Want a list of lock-and-leave homes that fit your budget? We’ll send it today.
Call or Text: (480) 710-6326 Send Us a MessageCommunity rules every snowbird should check
- Leasing. Can you lease the home while you’re gone? Many communities set a minimum lease length or require approval. So don’t count on that income until you’ve read the rules.
- Guests while you’re away. Some communities limit who can stay in the home when you’re not there. Also, guests under 19 usually have a yearly limit, often about 90 days.
- Age rules. In most homes, only one resident has to be 55 or older. Still, the age rules apply to anyone who lives there, including people you lease to.
- Golf and clubs. Ask about seasonal golf passes and when clubs are active. In most communities, the busy season runs from about October through April.
Arizona 55+ communities popular with snowbirds
Snowbirds live in nearly every Arizona 55+ community. Still, a few stand out. For example, Sun City and Sun City West have large seasonal populations and busy rec centers all winter. In Mesa, Sunland Village and Leisure World draw many part-time residents too. Meanwhile, buyers who love baseball should see our guide to 55+ communities near spring training.
A note from our founder
“A lot of my buyers start as snowbirds and end up here full time a few years later. So I always ask: if you love it and decide to stay, will this home still work for you? So buy a part-time retirement home for the life you might grow into, not just the next few winters.” — founder Jarl Kubat (22+ years)
Ready to plan the move? Then our tips on moving to a retirement community in Arizona walk you through each step.
Arizona snowbird home: common questions
Can I buy a snowbird home in an Arizona 55+ community and live there only part of the year?
Yes. Many owners in Arizona 55+ communities live here from about October through April and travel or head north for the summer. Just make sure the community’s rules, your insurance and your tax setup all fit a part-time schedule.
Is a snowbird home in Arizona taxed differently?
Often, yes. In Maricopa County, a primary residence is your one main home, where you live more than seven months of the year. A seasonal home is usually classified as a non-primary residence, which can mean a higher tax bill. Ask the county assessor and your tax advisor.
Can I lease my Arizona 55+ home while I’m away?
It depends on the community. Many set a minimum lease length, limit how often you can lease, or require approval, and the age rules still apply to whoever lives there. Read the CC and Rs before you count on leasing income.
What kind of home is easiest for a snowbird?
Patio homes, townhomes and condos where the HOA handles the outside are usually the easiest to lock and leave. A single-family home works too; just plan for yard care, pest control and someone to check on it in summer.
Shopping for an Arizona snowbird home?
Tell us your budget, the months you’ll be here and how you want to live. Then we’ll show you homes that are easy to own from anywhere.
Call or Text: (480) 710-6326 Send Us a MessageThis article is general information, not tax, insurance or legal advice. Property tax rules, community leasing and guest rules, and HOA fees vary and can change, so verify with the county, your advisors and the association before you buy. Jarl Kubat is a licensed Arizona real estate agent with West USA Realty.