California buyer guide
Moving to Lake Havasu from California
Plenty of Lake Havasu owners started as Californians who came for a weekend. Buying here feels familiar in some ways and quite different in others.
Short answer
If you have bought a home in California, the Arizona process will feel familiar: an agent writes the offer and an escrow company closes it. The main differences are a shorter default inspection window of 10 days, a different property tax system with no Proposition 13, and residency rules that matter a great deal if you plan to leave California for good.
Getting here
There are two usual ways in from Southern California. Which one is faster depends on where you start and when you leave.
- The north route. Interstate 15 to Interstate 40, east to Needles, then south on Arizona State Route 95. Common from Los Angeles, the High Desert and the San Fernando Valley.
- The south route. Interstate 10 east, then California State Route 62 to Parker, then north on State Route 95. Common from the Inland Empire, Orange County, the Coachella Valley and San Diego.
Plan on about four hours from Riverside or San Bernardino, four and a half to five and a half from Los Angeles or Orange County, and five to six from San Diego. Friday afternoons add time, and towing adds more.
What is the same and what is different
| Topic | California | Arizona |
|---|---|---|
| Who closes the sale | Escrow and title companies | Title and escrow companies. No attorney required. |
| Inspection window | 17 days is the default on the standard contract | 10 days is the default on the standard contract |
| Seller disclosures | Transfer disclosure and natural hazard reports | Seller's property disclosure statement and an insurance claims history |
| Property tax basis | Resets to the purchase price under Proposition 13, then rises up to 2 percent a year | Based on a limited value set by the county assessor that can rise up to 5 percent a year. A sale does not automatically reset it. |
| Primary or second home | Small homeowner exemption | Separate property classes. A primary residence gets a state reduction on school taxes. |
| State income tax | Graduated rates | Flat 2.5 percent |
| Clocks | Changes for daylight saving time | Does not change. Same as California in summer, one hour ahead in winter. |
The 10-day inspection period catches Californians off guard
In California you may be used to 17 days to investigate a property. The standard Arizona contract gives you 10 unless you negotiate more.
In that window you need a general home inspection and usually a few specialists: pool, roof, air conditioning, sometimes the sewer line. Then you decide what repairs to request.
If you live in California, that means two things.
- Inspectors should be scheduled the day your offer is accepted.
- If you want to see the home yourself during that period, plan the trip right away.
The full sequence is in what happens after your offer is accepted in Arizona.
Second home, or a real move?
These are two different purchases, and California treats them very differently.
Keeping California as home
This is simple. The Lake Havasu house is a second home. You tell your lender and your insurance agent that. Mohave County classes it as a non-primary residence. Nothing about your California residency changes. The second-home guide covers how to manage a house you are not in every week.
Leaving California
This takes more care. California taxes its residents on all of their income, and it looks at the facts to decide who is still a resident. Where you spend your time. Where your family lives. Where you work, bank, vote, see doctors and register vehicles. Whether you kept a home there.
Buying a house in Arizona and changing your driver license may not be enough by themselves. Before you move, read the California Franchise Tax Board's guidance on residency and talk with a tax professional who handles moves out of California.
The steps on the Arizona side are in the Lake Havasu relocation guide.
Vehicles and boats
- If you become an Arizona resident, you will register vehicles with the Arizona Motor Vehicle Division and boats with the Arizona Game and Fish Department.
- If you stay a California resident but keep a boat or vehicle in Arizona most of the year, ask both states what they require. Do not assume.
- Trailers are registered too, and the rules differ from California's.
What surprises California buyers
- The garage is the feature. A deep, tall garage can be worth more to a buyer here than an extra bedroom. See RV garage homes and boat garage homes.
- Many neighborhoods have no HOA. Boats and motorhomes sit on residential lots across much of the city.
- Almost no homes are on the water. Lake life here runs through launch ramps and marinas.
- Lots slope. Usable flat space is not the same as lot size.
- Summer is a different kind of hot. Dry heat above 110 degrees changes how you use a house and what it costs to cool.
- It is a small city. Daily needs are covered. Some specialists and big-city services mean a drive to Las Vegas or Phoenix.
- The clock. Half the year you are on the same time as home. The other half you are an hour off.
From weekend regular to owner: a sensible order
- Decide which purchase this is. Second home or full move.
- List what has to fit. Boat on the trailer, RV, vehicles, with real measurements.
- Talk to a lender licensed in Arizona, or gather proof of funds.
- Tell Paige what you want. The Buyer Assessment is the quickest way.
- Sign a buyer agreement. Paige shows homes, in person or by video, after a written buyer representation agreement is signed. It can be signed electronically from California.
- Let her preview. Rule homes out by video before you drive.
- Come for one focused trip. See the short list in a day or two.
- Offer, inspect, close. Mostly from home.
Questions buyers ask
Can I transfer my California property tax base to an Arizona home?
No. California's base-year transfer rules apply only to replacement homes inside California. An Arizona home is taxed under Arizona's system from the start.
Are property taxes lower in Arizona than in California?
It depends on the home. The two systems work differently, so a simple comparison can mislead. Look up the actual tax bill for any Lake Havasu parcel on the Mohave County Treasurer's site and compare it with what you pay now.
Can I stay a California resident and own a home in Lake Havasu?
Yes. Many owners do exactly that. The Lake Havasu home is a second home, your lender and insurer treat it that way, and Mohave County classes it as a non-primary residence.
If I move to Arizona, will California still tax me?
California decides residency by looking at the facts of your life, not only your mailing address. People who keep a home, family, business or most of their time in California can still be treated as residents. Read California Franchise Tax Board Publication 1031 and get advice from a tax professional before you move.
Do I have to come to Arizona to close?
Usually not. The escrow company can arrange a notary to meet you in California. See buying Lake Havasu real estate from out of state.
Does Mohave County require a smog check?
Arizona's vehicle emissions testing program covers the Phoenix and Tucson areas. Lake Havasu City is in Mohave County, outside those areas. Confirm the current rule for your vehicle with the Arizona Motor Vehicle Division.