Out-of-area buyer guide
Buying Lake Havasu real estate from out of state
The paperwork is the easy part to do remotely. The hard part is everything you would notice in thirty seconds if you were standing in the driveway.
Short answer
Yes, you can buy a home in Lake Havasu City without living in Arizona, and without being here for most of the process. Tours can happen on video, documents are signed electronically, and closing can be done with a notary where you live. What cannot be done remotely is judging the property itself. That is the part to hand to someone local you trust.
What can be done from a distance
Almost all of it. This table shows each step, how it works when you are not in town, and where you still want someone on site.
| Step | From a distance | Needs eyes on site |
|---|---|---|
| Buyer agreement | Signed electronically before any showing | Nothing |
| Choosing homes to consider | Listings, maps, phone and video calls | A preview visit to rule homes out |
| Touring | Live video walkthrough, or a recorded one to rewatch | Someone walking the lot, street and garage with a tape measure |
| Writing the offer | Electronic signatures | Nothing |
| Earnest money | Wire transfer to the escrow company | Nothing. Confirm wire details by phone first. |
| Inspections | Written reports with photos, summary call | Someone to attend, ask questions and look at what the inspector points to |
| Repairs | Negotiated in writing | Someone to confirm the work was done |
| Final walkthrough | Live video | Someone running the faucets, the AC and the garage doors |
| Closing | Notary at your location, or remote notarization when allowed | Nothing |
The process, step by step
- Start with a conversation. Paige needs to know how you will use the home, what must fit, and your range. The Buyer Assessment covers this in a few minutes.
- Get your financing or proof of funds ready. If you are borrowing, use a lender licensed in Arizona and get fully pre-approved.
- Sign a buyer representation agreement. Paige shows homes, in person or on video, only after a written agreement is signed. It sets out what she does for you and how she is paid, and it can be signed electronically.
- Paige previews homes for you. She walks the ones that look right on paper and tells you which are worth your time. Some will drop off the list here.
- Video walkthroughs. Live, so you can say "go back to that" and "open that door."
- Visit if you can. One focused trip to see a short list is the most useful trip you can make. See how to plan a house-hunting trip.
- Write the offer. Signed electronically on the standard Arizona contract.
- Open escrow and wire earnest money. The title and escrow company holds it.
- Inspect. You normally have 10 days. Paige attends and you join by phone or video.
- Negotiate repairs. In writing, with deadlines on both sides.
- Appraisal and loan approval, if you are financing.
- Final walkthrough. On video, a few days before closing.
- Sign and close. With a notary where you are. The sale records, and the home is yours.
The Arizona timeline is covered in detail in what happens after your offer is accepted.
What you cannot judge from another state
These are the things that change buyers' minds once they are standing there. None of them show up well in photos.
- Slope. How steep the street and driveway are, and whether a trailer hitch would drag.
- What is next door and behind. A wash, a vacant lot, a neighbor's boat yard, a busy road.
- The view from where you would sit. And what could be built in front of it.
- Afternoon sun. Which rooms and which patio take the west sun in summer.
- Sound. Highway noise, barking dogs, pool equipment, a neighbor's shop.
- Garage reality. Clear height under the opener, real depth, and the turn in from the street.
- Condition up close. Roof edges, stucco cracks, old AC units, tired pool decking.
The full list is in what listing photos do not show.
What a useful video walkthrough includes
A good one takes 30 to 45 minutes and starts before the front door.
- The drive down the street toward the house, from the driver's seat
- Both neighbors and the house across the street
- The driveway from the curb, then walked top to bottom
- Each side yard, with the gate opening measured
- Garage door height and width, clear depth, and the lowest point of the ceiling, all on a tape measure
- Every room, including closets and the inside of cabinets under sinks
- The air conditioning units and their data plates
- The water heater, the electrical panel and the pool equipment pad
- The view from the patio, the main bedroom and the kitchen sink
- A slow turn in the backyard with nobody talking
Should you buy without ever seeing it?
You can. Some buyers do, especially when they already know the neighborhood well.
A middle path works for most people. Make the offer based on the video and the measurements. Then use the inspection period to come out for a day, walk it yourself, and sit in on the inspection. If it is not what you expected, you still have the right to cancel within that window.
If you truly cannot come, add protection. Order every inspection that applies. Ask for utility bills. Ask Paige to go back at a different time of day. Have her film the walkthrough again after repairs.
Protect your wire transfer
Line these up before you close
- An Arizona-licensed insurance agent, and a quote during the inspection period
- Utilities in your name from the day of closing: electric, gas if any, water and sewer, trash, internet
- Someone with a key, if the house will sit empty at first
- Pool and yard service, starting the week you close
- A plan for locks, garage door codes and gate remotes
If the home will be a part-time place, read the empty-house plan in the second-home guide. Coming from California? See moving to Lake Havasu from California.
Mistakes out-of-state buyers make
- Choosing by photos and price per square foot. The lot and the garage often matter more here.
- Booking a trip before narrowing the list. Then spending the weekend in homes that could have been ruled out by video.
- Using up the inspection period. Schedule inspectors the day the offer is accepted.
- Forgetting the time difference. Deadlines run on Arizona time, and Arizona does not change clocks.
- Not asking about HOA rules. Parking and rental rules are in documents, not in the listing.
- Trusting an email about where to wire money. Always confirm by phone.
Questions buyers ask
Can I close on an Arizona home without traveling there?
Usually, yes. The title and escrow company can send a mobile notary to you, mail documents to sign in front of a notary near you, or use remote online notarization when the lender and title company allow it. Ask the escrow officer early which options apply to your loan.
Is it risky to buy a house I have not seen in person?
It carries more risk than seeing it yourself. You can lower that risk a lot with a thorough video walkthrough, measured dimensions, a full set of inspections during the inspection period, and at least one visit before that period ends if you can manage it.
Can I use my lender from back home?
Only if the lender is licensed to make loans on Arizona property. Many national lenders are. A lender who closes loans here often will also know local appraisers and timelines. It is worth getting a quote from one local option to compare.
Who goes to the inspection if I cannot?
Paige can attend, meet the inspector, and call or video you in for the summary at the end. You get the written report with photos either way. If a specialist is needed for the pool, roof, sewer line or air conditioning, she can schedule and meet them too.
What time zone are the contract deadlines in?
Arizona time. Arizona does not change its clocks for daylight saving time. From March to November, Lake Havasu matches Pacific time. In winter it is one hour ahead of California. Contract deadlines follow the Arizona clock.
How do I get the keys?
Once the sale records with Mohave County, Paige can hand keys to you in person, leave them in a lockbox, or pass them to your home-watch company or property manager, whichever you arrange.