Moving to Arizona at 55+: Heat, Taxes, Healthcare & Tips

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The summer heat, and living with it

The West Valley's winters are a big part of the draw, but summers are seriously hot. From 2019 to 2023, Maricopa County averaged 36 days a year at 110°F or higher (CDC). The CDC also found that adults 65 and older had higher rates of hospitalization for heat-related illness than younger adults.

Plan outdoor activity, golf, walks and pickleball for early morning or evening in summer. Many 55+ communities shift their schedules for the season.
Have your A/C serviced before summer and ask its age when you buy. A failed A/C in July is an emergency, not an inconvenience.
Watch the National Weather Service Phoenix heat forecasts and warnings, and know the signs of heat exhaustion and heat stroke.
Maricopa County runs a Heat Relief Network of cooling and hydration sites in summer. Note the closest one if you live alone.
Cars, golf carts and seat belts get dangerously hot. Never leave people or pets in a parked car.

Snowbirds, seasonal life and lock-and-leave homes

Many West Valley 55+ residents spend summers elsewhere. If you plan to, look for a home that's easy to leave for months at a time:

Lock-and-leave options: Sterling Grove offers lock-and-leave villas (per Toll Brothers). The Grand has “Maintained Property” homes where the association handles the front yard (per The Grand). Condos and townhomes in communities like Sun Village often include roof, water and exterior care (see each guide).
While you're away: set the thermostat (don't turn the A/C off), arrange a house-checker, and ask your HOA about its rules for absent owners and renters.
Activities follow the season: many clubs, concerts and events run from fall to spring. See News & Events.
Renting it out: rental rules vary by community (minimum lease terms, registration, age rules). Check the CC&Rs before you count on rental income.

More: Snowbird & seasonal living guide · Cost of moving to Arizona from CA, WA, IL or MN · 55+ living by city

Nearby hospitals

Major hospitals serving the West Valley's 55+ communities (addresses from each hospital's own site):

Hospital	Address	Notes
Banner Del E. Webb Medical Center	14502 W Meeker Blvd, Sun City West, AZ 85375	Next to The Grand and Sun City West
Banner Boswell Medical Center	10401 W Thunderbird Blvd, Sun City, AZ 85351	In Sun City
Banner Estrella Medical Center	9201 W Thomas Rd, Phoenix, AZ 85037	West Phoenix. A full-service campus with 353 private beds (per Banner).
Abrazo West Campus	13677 W McDowell Rd, Goodyear, AZ 85395	Goodyear. Level I trauma center (per the UA Center for Rural Health).
Abrazo Arrowhead Campus	18701 N 67th Ave, Glendale, AZ 85308	Northwest Glendale

The Grand notes that Banner Del E. Webb Medical Center is just outside its perimeter. Check which hospitals and doctors your Medicare or insurance plan covers before you choose a community.

Arizona taxes for retirees

State income tax

Social Security isn't taxed by Arizona. The Arizona Department of Revenue lists Social Security retirement benefits (and Railroad Retirement benefits) as income Arizona doesn't tax. They may still be federally taxable.
Flat 2.5% rate. Arizona's individual income tax rate is 2.5% for all income levels and filing statuses (AZ DOR).
Residents are taxed on all income, including income from other states, so plan the timing of your move with a tax professional.
U.S. uniformed-services retired pay is also excluded (AZ DOR). A.R.S. § 43-1022 lists other subtractions, such as up to $2,500 of certain federal and state government pensions.

Property tax basics (Maricopa County)

A primary residence is taxed on its Limited Property Value (LPV), which generally can't rise more than 5% a year and can't exceed the full cash value (Maricopa County Assessor).
Primary residences are assessed at 10% of the LPV. Your tax rate depends on the city, school district and special districts, such as a CFD in some newer communities.
Senior Valuation Protection (“Senior Freeze”): if at least one owner is 65+, you've lived in the home for two years, and your income is under the 2026 limits ($47,712 for one owner or $59,640 for two or more, averaged over three years), you can freeze the LPV for three years. It freezes the taxable value, not the tax bill. Apply January 1 to September 1.

This is general information, not tax advice. Rules and limits change, so talk to a tax professional about your situation.

Buying from out of state: what to know

Read the HOA packet. Arizona 55+ communities can have one-time cap, CARE or enhancement fees of several thousand dollars. Use the Cost to Live calculator and confirm in the resale disclosure packet.
Check the age rules. They differ: some communities allow a share of owners aged 45+, and Sterling Grove is mixed-age. Each community guide has the details.
Inspect carefully. In older communities, ask about the roof and HVAC age, wiring and sewer line. See the buyer's guide.
Ask about the area, including any military-airport disclosures near Luke Air Force Base, CFD special taxes and planned development nearby.
Compare communities side by side with our comparison guides.

Video tours

Can't get here yet? Greg Slaughter does video tours, so you can walk through homes, clubhouses and streets from wherever you are, and save your in-person trip for the short list.

Ask Greg for a video tour

Frequently asked questions

Does Arizona tax Social Security benefits?

No. The Arizona Department of Revenue lists Social Security retirement benefits as income Arizona doesn't tax (see also A.R.S. § 43-1022). They may still be federally taxable.

What is Arizona's state income tax rate?

Arizona has a flat individual income tax rate of 2.5% for all income levels and filing statuses, per the Arizona Department of Revenue.

Is there a property tax break for seniors in Maricopa County?

The Senior Valuation Protection program (the “Senior Freeze”) can freeze the Limited Property Value of a primary residence for three years. At least one owner must be 65 or older, you must have lived in the home for two years, and 2026 income limits are $47,712 for one owner or $59,640 for two or more (averaged over three years). It freezes the taxable value, not the tax bill. Apply January 1 to September 1.

How hot does it get in the Phoenix area?

Very hot in summer. From 2019 to 2023, Maricopa County averaged 36 days a year with a high of 110°F or more, according to the CDC. Plan your day around the heat, keep your A/C serviced and know the signs of heat illness.

Can I tour homes if I live out of state?

Yes. Greg Slaughter does video tours, so you can walk through homes and communities from wherever you are before you fly in.

Ask Greg a question

Type your question and press Email my question. It opens your own email app with the question filled in, addressed to Greg. Nothing is stored on this site and no third-party form is used.

Office: 17505 N 79th Ave #214, Glendale, AZ 85308. Or call/text Greg at 623-523-1557, email greg@lovingphoenix.com, or search homes and contact Greg.

Planning a move to the West Valley?

Greg can help you narrow down communities, line up video tours and plan your trip.

Search homes and sign up with Greg Get a Free Home Value Contact Greg Free Buyer's Guide (PDF)

Prefer the phone? Call or text 623-523-1557

Sources

Facts on this page were gathered from the sources below in October 2026. Third-party agent and listing sites are noted as such. Fees and rules change, so always check the association's current documents.

Moving to Arizona at 55+