Canadians can buy a home in Arizona, but owning a home here doesn't change how long you're allowed to stay in the United States. Before you buy a winter home, check the current U.S. stay and registration rules, talk with a cross-border tax professional about your days in each country, and set up care for the house while you're back in Canada.
I'm Terry Day, REALTOR® with DeLex Realty. This article is general information, not legal, tax or immigration advice. I help Canadian buyers find the right seasonal home and connect them with the local people who keep it running while they're away.
Canadian snowbirds buying in Arizona at a glance
- The Government of Canada says Canadians who want to stay in the U.S. longer than 6 months must apply for an extension with USCIS before their authorized stay ends.
- Canada's travel advice also notes that Canadians visiting the U.S. for more than 30 days must be registered with the U.S. government.
- The IRS substantial presence test counts your U.S. days over three years. A cross-border tax professional can tell you how it applies to you.
- Plan for home care, insurance and the cooling system before your first summer away.
Owning a home and staying in the U.S. are separate questions
Buying a house doesn't give you permission to stay longer. The Government of Canada's United States travel advice says that if you want to stay more than 6 months, you must apply for an extension at U.S. Citizenship and Immigration Services once you're in the U.S. and before your initial authorized stay runs out. It also says immigration officers may ask you to show that you're a temporary visitor, and that Canadians in the U.S. for more than 30 days must be registered with the U.S. government. Rules can change, so check the official pages before every season, and talk with an immigration professional if your situation isn't simple.
Taxes: count your days on both sides of the border
The IRS uses the substantial presence test to decide whether someone is a U.S. resident for tax purposes. In short, it looks at at least 31 days in the current year and 183 days over three years, counting all of this year's days, a third of last year's and a sixth of the year before. There are exceptions and filings that may apply. A cross-border tax professional should review your plan before you buy, especially if you might rent the home out while you're home in Canada.
Arizona MVD has its own idea of residency for driver licenses and vehicle registration. Its New to Arizona page lists staying in Arizona seven months or more in a calendar year as one of the ways you're considered a resident. Keep that in mind if your winters are getting longer.
Financing and moving money
Some Canadians pay cash and others finance. If you plan to borrow, talk with a lender that works with Canadian buyers early, since documents and down payment requirements can differ. Ask your bank or a currency provider how and when to move funds for closing, and always confirm wiring instructions by phone with your escrow officer before sending money.
Choosing the right seasonal home
Think about how you'll use the house when you're here and how it will sit when you're not:
- Lock-and-leave features. A smaller yard, desert landscaping and a community that handles exterior upkeep make leaving easier.
- 55+ communities. Many snowbirds like active adult communities. Read the current age, occupancy and guest rules for the specific home.
- Rental plans. If you hope to rent it out, check the HOA rules, city requirements, insurance and tax rules first.
Caring for the home while you're in Canada
Tell your insurer how the house will be used and ask what it requires while the home is empty. Line up a trusted local contact or home-watch service, decide what temperature the cooling system will hold over the summer and set up mail forwarding. My checklist on closing up your Arizona home for summer and my guide to snowbird mail forwarding walk through the details.
Frequently asked questions
Can a Canadian buy a house in Arizona?
Yes. Canadians buy Arizona homes every year, with cash or financing. Buying doesn't change how long you can stay in the U.S.
How long can I stay in Arizona each winter?
Check the current rules on the Government of Canada's travel advice page and with U.S. authorities. It says stays longer than 6 months require an extension application.
Do I need a tax professional?
Yes, ideally one who handles both U.S. and Canadian returns. Your days in the U.S., any rental income and how you own the home all matter.
Who looks after the house while I'm gone?
Many owners use a home-watch service or a trusted neighbor, plus an HOA that handles exterior care. Your insurer may have requirements for empty homes.
Thinking about a winter home? Call Terry Day at DeLex Realty, 602-483-4665, and I'll help you find a home that's easy to enjoy and easy to leave.
Shopping for an Arizona winter home?
Call Terry: 602-483-4665