Neighborhood guides, market insights, and seller strategies from a Top 1% REALTOR® who has been working this market for over 25 years. No fluff. No algorithms. Just experience.
Property taxes, HOA rules, deeds, probate and title — the Arizona-specific rules most agents never explain.
July 1, 2026
Everything Arizona homeowners need to know about ARS §33-405 beneficiary deeds — how to avoid probate, name beneficiaries, and transfer property at death without court involvement.
Read Guide →July 23, 2026
Arizona builder contract red flags 2026 — 15 specific clauses buyers miss: binding arbitration (waives jury trial), earnest money forfeiture windows (3–10% at risk), builder's right to substitute materials, no-penalty delay clauses, one-sided cancellation rights, CFD not disclosed upfront, HOA docs not reviewed before signing, change order verbal agreement trap, warranty reporting format requirements, and mandatory title company. Includes builder-by-builder negotiation table.
Read Guide →July 23, 2026
Arizona new home builder warranty guide 2026 — ARS §12-1361 statutory floors (10-year structural, 8-year mechanical, 1-year workmanship — builder contracts cannot go below these), the notice-and-repair process you must follow before suing, AZ-specific defects (post-tension slab, R-22 HVAC, stucco water intrusion, caliche foundation issues), 11-month inspection best practice, 9-builder warranty comparison (DR Horton, Meritage, Shea, David Weekley, Taylor Morrison), and real claim cost estimates.
Read Guide →July 1, 2026
Everything Arizona homeowners need to know about capital gains on a home sale — IRC §121 exclusion ($500K married), adjusted basis calculations, AZ's 2.5% flat tax, depreciation recapture, and tax strategies.
Read Guide →July 14, 2026
Phoenix metro condo buying guide 2026 — Downtown Phoenix, Old Town Scottsdale, Tempe Town Lake. HOA reserve fund red flags, warrantability, FHA/VA approval, STR restrictions, and Ryan's condo due diligence checklist.
Read Guide →June 29, 2026
You have 30 days to get an Arizona driver's license. 15 days to register your vehicle. The Vehicle License Tax replaces property tax on cars — here's the formula. Everything new Arizona residents need to know about MVD, done right.
Read Guide →July 23, 2026
Arizona estate planning and real estate guide 2026 — ARS §33-405 beneficiary deeds (transfer on death deed, avoids probate, retains control), revocable living trust vs. will vs. beneficiary deed comparison, community property with right of survivorship (CPWROS, full step-up in basis), ARS §33-1101 homestead exemption up to $400K, no AZ state estate tax, IRC §121 capital gains exclusion ($500K married), ARS §42-17302 Senior Valuation Protection at 65+, 1031-to-step-up strategy, LLC ownership pros and cons, and 7 estate planning mistakes AZ homeowners make.
Read Guide →June 30, 2026
45-55% of Maricopa County homeowners live in HOAs. Learn ARS §33-1806 disclosure rights, ARS §33-1807 lien and foreclosure rules, how to fight fines, what HOA rules are unenforceable, and the full dispute escalation path.
Read Guide →June 30, 2026
Everything Arizona homeowners and buyers need to know about HOAs — ARS §33-1806 disclosure, special assessments, fine process, lien and foreclosure authority (ARS §33-1807), STR restrictions, solar rights, and dispute resolution.
Read Guide →June 23, 2026
How Arizona HOAs differ from California — Davis-Stirling vs. ARS §33-1801, disclosure timelines, reserve fund standards, and what California buyers are often surprised to find.
Read Guide →July 1, 2026
The complete Arizona HOA owner's manual — ARS §33-1801 through §33-1816 decoded (open meetings, record access, enforcement, liens, resale disclosure), EV charger rights (ARS §33-1816), STR rules (ARS §9-500.39 vs. HOA CC&Rs), how fines work and when they're unenforceable, special assessment red flags, 10 common HOA disputes with your legal footing, and a reserve fund evaluation checklist for buyers.
Read Guide →June 26, 2026
Complete Arizona seller's guide — SPDS disclosure obligations (ARS §33-422), non-disclosure state pricing strategy (why Zillow is wrong and your REALTOR® MLS matters), BINSR negotiation tactics, Arizona's dry funding process (signing day ≠ keys day), seller closing costs breakdown, IRC §121 capital gains exclusion ($500K married), and iBuyer vs. traditional listing math.
Read Guide →July 23, 2026
ARS §33-1806 disclosure requirements, HOA lien rights, CC&R enforcement, and what every Arizona buyer must review before closing.
Read Guide →July 23, 2026
Arizona homestead exemption guide 2026 — ARS §33-1101 protects up to $400,000 of home equity from unsecured creditors and judgment liens (automatic — no filing required). Covers what it does and doesn't protect (mortgage, property tax liens, HOA foreclosure under ARS §33-1807, and IRS liens can override it), ARS §42-17302 Senior Valuation Protection property tax freeze at 65+, disabled veteran exemption ARS §42-11111, widow/widower programs, and AZ income tax advantages (IRC §121, SS exemption, military pension exemption).
Read Guide →August 2026
Arizona landlord guide 2026 — ARS §33-1301 ARLTA, security deposit rules, lease requirements, notice to quit, eviction process, property management tips Phoenix
Read Guide →June 25, 2026
Everything landlords and investors need to know — ARS Title 33, security deposits (14-day return), ARS §33-1343 entry rights, no rent control (ARS §33-1329), eviction process (30-45 days), STR law, and TPT obligations.
Read Guide →June 30, 2026
Arizona's landlord-tenant laws explained: security deposit rules (1.5x max, 14-day return), eviction timelines, tenant remedies, and ARS Title 33 compliance for landlords.
Read Guide →July 1, 2026
Debunking the 'AZ is too dry for mold' myth — the 8 mold types found in Phoenix-area homes, where inspectors find it (HVAC, monsoon-entry points, slab leaks), ARS §33-422 SPDS disclosure rules, IICRC S520 remediation costs, and how to handle mold in a BINSR negotiation.
Read Guide →June 30, 2026
Everything Phoenix new construction buyers need to know about warranty protection — ARS §12-1361 Right to Repair (10-year structural, 8-year systems, 1-year workmanship), the mandatory 60-day builder notice process, major builder warranty programs compared, post-tension slab drilling prohibitions, stucco water intrusion watchpoints, HVAC sizing failures, and why a third-party inspection on a new build is not optional.
Read Guide →July 1, 2026
The complete guide to Arizona's pool barrier law (ARS §36-1681) — all 4 legal compliance methods (perimeter fence, ASTM F1346 safety cover, door alarms, pool surface alarm) with full technical specs, the 12 most common violation types with repair costs, BINSR negotiation strategy for non-compliant barriers, insurance implications, attractive nuisance doctrine, and a city-by-city rule comparison for Scottsdale, Chandler, Gilbert, Mesa, and Queen Creek.
Read Guide →July 15, 2026
Arizona pool home buying guide 2026 — pool ownership is essential in AZ (110°F summers; 80%+ of $600K+ Scottsdale/Gilbert homes have pools). What to inspect: equipment age/condition (pump, filter, heater, salt cell), surface material (plaster, pebble, quartz, tile), electrical bonding/grounding, ARS §36-1681 barrier law compliance, solar heating vs. gas heater cost comparison, R-22 pool heater phaseout. True annual cost of pool ownership ($2,500-$5,000+/yr). HOA pool rules.
Read Guide →August 12, 2026
How Arizona probate works, court confirmation, title issues, financing, and how to find below-market estate sale opportunities.
Read Guide →July 23, 2026
Arizona probate home sale guide 2026 — ARS Title 14 step-by-step: informal vs. formal probate, Independent vs. Supervised Administration, Personal Representative duties, IRC §1014 stepped-up basis (sample calculations showing $73K–$340K+ in avoided capital gains tax), partition actions under ARS §12-1211, beneficiary deed planning (ARS §33-405) to avoid future probate, full cost summary table, and trust vs. probate vs. beneficiary deed comparison.
Read Guide →July 14, 2026
Phoenix metro property tax guide 2026 — AZ two-value assessment system (FCV/LPV), tax rates by city, CFD/SID warnings on new construction, appeal process step-by-step, ARS §42-17302 Senior Valuation Protection, and IRC §121 exclusion.
Read Guide →July 1, 2026
The definitive breakdown of Arizona's AAR Residential Purchase Contract — inspection period, BINSR, appraisal contingency, loan contingency, SPDS disclosure law, earnest money, dry-funding closing, and how AZ compares to other states.
Read Guide →July 13, 2026
Complete Arizona real estate statistics for 2026. Statewide trends, county-by-county data, population growth, builder activity, and economic drivers from TSMC and Intel.
Read Guide →July 15, 2026
Every AZ real estate tax advantage in one guide — IRC §121 capital gains exclusion ($500K married), ARS §33-1101 homestead exemption ($400K equity protected), ARS §42-17302 senior valuation freeze (65+), Social Security and military pension AZ income tax exemptions, 1031 exchange tax savings calculator, cost segregation, opportunity zones, historic rehab tax credit (25% state credit), no AZ estate tax, no real estate transfer tax. AZ vs. CA vs. TX vs. FL investor tax comparison.
Read Guide →August 4, 2026
How Arizona taxes rental income in 2026 — the 2.5% flat tax, deductions, TPT on short-term rentals, 1031 exchanges, and DSCR loans for investors.
Read Guide →June 30, 2026
The complete snowbird and second-home guide for Arizona — second home vs investment property financing (10% vs 25% down, rate premiums, rental income qualifying), part-year residency AZ tax rules (Form 140PY), California domicile change warning (546-day rule, FTB audit risk), FIRPTA for Canadian buyers, best locations compared (Scottsdale STR $45K-$100K/year, Fountain Hills, Mesa 55+, Sun City Grand), pool and HVAC maintenance while away, and STR vs long-term rental income analysis.
Read Guide →July 23, 2026
Arizona self-directed IRA real estate guide 2026 — how to buy AZ real estate inside a Roth or Traditional SDIRA or Solo 401(k) with tax-free or tax-deferred growth, checkbook IRA LLC structure, prohibited transactions and disqualified persons (most common ways investors lose their SDIRA tax status), UBIT/UDFI calculation for leveraged real estate, 6 major SDIRA custodians with fee comparison, best AZ property types for SDIRA (single-family rentals, tax liens, Roth Scottsdale STR), and Roth SDIRA compounding scenario showing $2M+ tax-free growth on a Phoenix rental.
Read Guide →July 14, 2026
Arizona seller disclosure guide 2026 — ARS §33-422 SPDS requirements, what must be disclosed, material defects, pool barriers (ARS §36-1681), HOA disclosures (ARS §33-1806), non-disclosure state rules, and Ryan's seller checklist.
Read Guide →July 1, 2026
Arizona is the #1 retirement real estate destination in the US — and the financial advantages are real. Social Security income is 100% exempt from Arizona state income tax. Military pensions are 100% exempt. Arizona's flat 2.5% income tax is one of the lowest in the country. And ARS §42-17302 lets homeowners 65+ freeze their assessed property value — meaning even as home values rise, your property tax bill doesn't. Complete guide: How HOPA works and what the 80/20 rule means for buying in a 55+ community; the 10 largest 55+ communities in the Phoenix metro (Sun City, PebbleCreek, Sun Lakes, Trilogy, Sun City Grand, Sun City Festival, Sun City West) with pricing, amenities, and hospital proximity; a 10-community comparison table; and AZ vs. Florida vs. Texas retirement comparison.
Read Guide →July 14, 2026
Phoenix short-term rental investment guide 2026 — ARS §9-500.39 STR preemption (state law overrides city bans), HOA CC&R STR restrictions, Scottsdale STR license requirements, AirDNA market data by zip code, DSCR loan qualification, top performing STR markets (Old Town, Arcadia, Desert Ridge), and 2026 Airbnb regulations.
Read Guide →June 30, 2026
The complete Arizona snowbird guide — buy vs. rent math, 7 community profiles (Scottsdale to Sun City), tax domicile checklist (183 days, AZ license, voter registration), California/Minnesota residency audit warnings, property management when away, and Cactus League spring training (all 15 teams).
Read Guide →July 23, 2026
Arizona solar panels and home buying guide 2026 — the critical owned vs. leased vs. PPA distinction every AZ buyer must understand (leased solar = UCC-1 lien on title, must be assumed or paid off at sale). Federal 30% ITC through 2032, ARS §43-1083.01 AZ $1,000 state tax credit, AZ property/sales tax exemptions, APS vs. SRP net metering (grandfathered plans don't transfer to new owners), ARS §33-439 solar access rights, HOA solar restrictions under ARS §33-1816, and complete buyer due diligence checklist for homes with solar.
Read Guide →July 13, 2026
Complete guide to Arizona homeowner tax benefits: ARS §33-1101 homestead exemption, senior valuation freeze, no AZ estate tax, no transfer tax, IRC §121 capital gains exclusion, solar credits, and 1031 exchanges.
Read Guide →July 14, 2026
Arizona tax lien certificate investing guide 2026 — how Maricopa County auctions delinquent property tax liens online (ARS §42-18053), interest rates up to 16% annually, bid-down auction mechanics, due diligence on properties before bidding, redemption periods, path to deed (foreclosing on unredeemed liens), risks (environmental, title, condition), and comparison to passive real estate investing alternatives.
Read Guide →July 1, 2026
Maricopa County is Termite Zone 1 — the highest risk classification in the US. Learn the 4 termite species active in AZ, what a WDO inspection covers, when VA loans require a clear report, the full cost of Termidor vs. tenting, and how to handle termite findings during your BINSR negotiation.
Read Guide →June 23, 2026
How Arizona title and escrow works — the role of the title company, what happens at escrow, dry funding explained, recording day, and what to bring to your signing appointment.
Read Guide →June 23, 2026
Everything Arizona buyers need to know about title insurance — CLTA vs. ALTA, owner's vs. lender's policy, Arizona title costs, and why the seller customarily pays in AZ.
Read Guide →June 28, 2026
2.5% flat vs 13.3% top rate. No estate tax. Social Security fully exempt. Military pensions exempt. The Arizona tax advantage is real — here's the complete comparison with math at every income level.
Read Guide →July 14, 2026
Arizona real estate wire fraud guide 2026 — how hackers intercept closing wire instructions, red flag checklist, verbal verification protocol (call using official website number, not email contact), IC3.gov + AZ AG recovery steps if funds wired to fraudulent account, AZ title company prevention protocols, and Ryan's written commitment that wire instructions never change.
Read Guide →July 1, 2026
The complete guide to Arizona zoning codes — Maricopa County R-43 through C-4 and PAD zones, how municipal vs. county zoning differs, equestrian/horse property zoning, ADU rules, STR zoning protections (ARS §9-500.39), and what to check before you buy.
Read Guide →June 23, 2026
Arizona divorce home valuation guide — appraisal methods, QDRO considerations, and how to ensure a fair split when the family home is the biggest marital asset.
Read Guide →July 1, 2026
Step-by-step guide to appealing your Maricopa County property tax assessment — grounds for appeal, deadline calendar, evidence to gather, the Board of Equalization process, Senior Valuation Protection (ARS §42-17302), and how much you can save.
Read Guide →June 26, 2026
How Arizona property taxes are calculated, what the limited property value cap means for you, how to appeal your assessment, and every exemption you might be missing.
Read Guide →July 1, 2026
Arizona's probate process is significantly more buyer-friendly than California's: under ARS §14-3953, Arizona personal representatives can sell real property in informal probate WITHOUT court confirmation — no judge approval, no overbid auction, no 90-day wait. This makes AZ probate purchases almost as simple as a standard MLS sale. The tradeoff for buyers: probate properties typically sell 'as-is'; the SPDS is often incomplete because the PR didn't live there; and title must be carefully vetted for liens and contested heir situations. Complete guide: AZ probate timeline (4-9 months informal vs. 1-3 years formal), buyer strategy guide, personal representative obligations, financing options, Maricopa County probate court process, and a 9-scenario buyer risk analysis table.
Read Guide →June 23, 2026
Arizona divorce real estate decision guide — financial and emotional factors to weigh when deciding whether to sell the marital home or have one spouse buy out the other.
Read Guide →June 23, 2026
Everything Arizona divorcing couples need to know about selling their home — timelines, agent selection, court orders, proceeds splits, and tax implications.
Read Guide →June 23, 2026
Arizona community property law and divorce home ownership explained — how courts determine who gets the house, buyout valuations, and your options if you can't agree.
Read Guide →Talk To A Local Expert
Ryan Moxley is a Top 1% REALTOR® with 20+ years in real estate & finance in the Phoenix metro — a Miami University finance graduate and former mortgage broker who personally invests in and renovates Valley homes. One call, real answers, no pressure.