Moving From Germany to Phoenix: How Buying a Home Differs

Moving from Germany to Phoenix means trading apartments and long-term rentals for a market built mostly around single-family homes, HOAs, pools and air conditioning. Buying a home here also works differently: your own agent, an escrow company, title insurance and a short inspection period. Knowing those steps ahead of time makes buying from abroad far easier.

I'm Terry Day with DeLex Realty. I work with buyers moving from overseas who are often surprised by how different the process feels. The homes are bigger, the paperwork moves faster, and many decisions happen in the first two weeks after an offer is accepted. Here's what to expect. This is general information about buying a home; I don't give immigration, tax or legal advice, so talk to the right professionals about those.

The time difference works in your favor

Germany switches between CET and summer time (CEST). Arizona stays on Mountain Standard Time all year. That puts Phoenix 8 hours behind Germany in the winter months and 9 hours behind during German summer time. An evening call in Germany is a morning call here, which makes video tours and quick decisions easier than you might think. See my post on why Arizona doesn't change its clocks.

Housing here is different

• Single-family homes are the norm. Most of the Valley is detached houses on their own lots, with garages and backyards. Condos and townhomes exist, mostly in central areas and near universities.
• HOAs are common. Many neighborhoods have a homeowners association with rules about exterior paint, landscaping, parking and rentals. You'll get the HOA documents to review during escrow.
• Air conditioning is essential. Every home has central AC. Its age and condition are among the first things to check.
• Pools are common. Many backyards have one, and they come with ongoing care and safety barriers.
• Basements are rare. Homes are mostly built on concrete slabs, so storage tends to be in garages and closets.
• Kitchens and closets come with the house. Unlike many German rentals, kitchens with appliances and built-in closets are standard.

How buying works in Arizona

Your own agent

In the US, the buyer usually has their own agent, separate from the seller's agent, and signs a written agreement with that agent. Your agent searches, tours homes, writes offers and negotiates for you.

The offer and escrow

Once a seller accepts your offer, the contract goes to an escrow company, a neutral party that holds the earnest money, collects documents and handles the closing. Arizona closings are usually done by escrow and title companies, not by a notary as in Germany.

Inspections come fast

The contract gives you an inspection period to hire a home inspector and investigate the property. It's short, so having an inspector lined up before you write an offer helps, especially when you're far away.

Title insurance

A title company searches the property's history and issues title insurance, which protects against certain ownership problems. This replaces much of the land registry role you know from home.

Financing

If you plan to borrow, talk to a US lender early about your income, credit history and documents. Lenders have their own rules for buyers who are new to the US, so get that conversation started before you house hunt.

Buying from Germany before you move

• Start with video tours, then plan one in-person trip to see your top choices
• Use a local inspector and ask for photos and a video walkthrough
• Ask your escrow company about remote or mobile signing and how they verify identity
• Never wire money based on emailed instructions without calling your escrow officer at a number you already know
• Have utilities, internet and pool service ready to start on closing day

Climate and the house

Phoenix summers are very hot and dry, and winters are mild. Look for dual-pane windows, shade on the west side, a newer AC unit and a solid roof. Arrive in summer if you can and you'll see how a home performs in the heat. My post on moving to Phoenix in the summer has a moving-day plan.

Getting around

The Valley is spread out and built around cars. Valley Metro runs regional bus and light rail service, but most people drive. Commute time, not distance, is the thing to test. I'll help you drive your likely routes at the times you'd actually travel.

Frequently asked questions

How many hours behind Germany is Phoenix?

8 hours in winter and 9 hours while Germany is on summer time, because Arizona does not use daylight saving time.

Is buying a house in Arizona like buying in Germany?

The goal is the same, but the steps differ. Here you have your own agent, an escrow company, a short inspection period and title insurance.

Do Arizona homes come with kitchens?

Yes. Kitchens with appliances and built-in closets are standard in Arizona homes.

Can I buy a home in Phoenix before I move?

Many buyers do, with video tours, a local inspector and remote signing. Talk with a lender early if you need financing.

What is an HOA?

A homeowners association that manages common areas and enforces community rules. Review its documents and fees before you buy.