If you bought a home in Snohomish County between 2018 and 2022, there's a good chance you're sitting on more equity than you've stopped to count. The median home price in much of the county has increased substantially — and that number, sitting quietly in your home, can do more than you might think.

I talk to a lot of Pacific Northwest homeowners who feel attached to Washington but genuinely tired of the winters. The cold isn't the only thing — it's the gray skies, the months without real sun, the sense that there's another version of life waiting somewhere warmer. They're not wrong.

The Equity Math, Honestly

Let's say your Bothell or Edmonds home has appreciated $250,000 since you bought it. That's a real number — not hypothetical. A cash-out refinance or a home equity line could realistically fund a second property in the east Valley, particularly in markets like Gold Canyon or Apache Junction where price points are more accessible than Scottsdale.

Alternatively, selling the Washington home and stepping into a larger Arizona property with no mortgage — or a very small one — is a conversation I've had with clients more times than I can count. It depends entirely on your situation and what you want your life to look like.

The Tax Picture

Washington has no state income tax. Arizona has a flat rate of 2.5% — low by national standards, but not zero. Property taxes in Arizona are generally lower than Washington's, which can meaningfully offset the income tax consideration depending on your income level and circumstances. This is a conversation worth having with a CPA who understands both states before you make any moves.

What I See Clients Doing

The most common path right now is keeping the Washington property as a rental — especially if the mortgage is low and the cash flow is positive — and buying something modest in Arizona as a seasonal base. Some people eventually flip that, making Arizona primary. Others keep both indefinitely. There's no single right answer, and I don't push people toward any particular outcome.

What I do is help people understand the actual numbers and the actual markets — both of them — so the decision isn't based on a hunch or a fantasy. If you're curious what your equity position could actually do, I'm happy to talk through it. No pitch, no pressure.

The fantasy of two homes is easy. The numbers are where people tend to get stuck — or where they realize it's more doable than they assumed. I've seen both outcomes, and both are valid.

Let me walk through what dual ownership actually looks like from a cost perspective, based on real conversations with clients who've done it.

Property Taxes

Washington property tax rates vary by county. In Snohomish County, you're typically looking at effective rates in the 0.8–1.1% range on assessed value. Arizona runs lower — Gold Canyon and surrounding areas in Pinal County often come in around 0.6–0.8%. On a $400,000 property, that difference adds up over time.

HOA Fees and Maintenance

Many Arizona communities — especially in the east Valley — have HOAs that cover landscaping and exterior maintenance. For a second home you're not living in full-time, this can actually be a feature, not a bug. Washington properties, particularly on Camano Island or in rural Snohomish County, tend to have lower or no HOA costs but higher individual maintenance responsibilities.

Carrying Costs When You're Not There

This is the number people underestimate. Utilities, property management if you're renting, insurance, and the occasional repair don't stop because you're 1,200 miles away. I typically tell clients to budget 1–2% of the property value annually for maintenance and incidentals, regardless of which state.

Does It Pencil?

For many people, yes — especially if the Washington property generates rental income while you're in Arizona, or vice versa. I've worked with clients who've structured this in a way that genuinely costs them very little out of pocket after factoring in rental revenue. Others prefer to keep both properties off the rental market entirely and absorb the carrying costs as the price of flexibility.

The honest answer is: it depends on your income, your equity position, and what you want your life to look like. Those are the conversations I'm built for. I've lived this myself — Bothell and Gold Canyon — and I don't just know the numbers in theory.

Most people outside of Arizona have never heard of Gold Canyon. It doesn't have the name recognition of Scottsdale or the marketing budget of Sedona. What it has is something harder to manufacture: a genuine sense of place.

Tucked up against the Superstition Mountains on the eastern edge of the Phoenix metro, Gold Canyon sits at roughly 2,000 feet of elevation — enough to take the edge off the summer heat that people worry about, not enough to make winters anything but mild. It's the kind of town where you can hike to a ridge and see almost nothing man-made in any direction.

The Terrain Is Different Here

The Superstition Wilderness is one of the most dramatic landscapes in the American Southwest. Saguaro cactus, volcanic rock, and canyon trails that feel genuinely remote even though you're 35 miles from downtown Phoenix. Hikers, mountain bikers, and anyone who wants to disappear into real desert wilderness can do it from their back door.

I moved there partly for this. After years of Pacific Northwest forests — which I love — there's something about the desert's scale and silence that hits differently. It's not for everyone, but the people it's for tend to become attached quickly.

The Market Reality

Gold Canyon remains more affordable than Scottsdale or Paradise Valley, partly because it's a bit further east and partly because it's less well-known. For buyers coming from the Pacific Northwest with significant Washington equity, this often means they can afford something genuinely nice — with mountain views, a pool, and real square footage — at a price that would buy a very modest home in King or Snohomish County.

What to Know Before You Look

Many Gold Canyon neighborhoods have HOAs. New construction activity has been significant in recent years, which means buyers have options across a range of price points and vintages. And unlike some Phoenix suburbs, Gold Canyon has resisted the kind of dense, uniform development that makes parts of the metro feel interchangeable.

If you've never been, it's worth a trip. I'm happy to show you around when you visit.

The Arizona real estate market in 2026 looks different than it did at the peak — and that's mostly good news for buyers who've been waiting. Let me give you my honest read, as someone who's actively working in this market.

Inventory Has Improved

The Phoenix metro saw significant inventory constraints in 2021 and 2022. That's eased. Buyers today have more time to be thoughtful, more room to negotiate, and more options across price points. It's not a buyer's market in the dramatic sense, but it's far more balanced than it was.

New Construction Is Worth Considering

The east Valley — including areas like Gold Canyon, Queen Creek, and San Tan Valley — has seen substantial new construction activity. Builders have been offering incentives: rate buydowns, design upgrades, and in some cases meaningful concessions on closing costs. For buyers who want something move-in ready with modern finishes, new construction deserves a real look.

Rates and the Math

Mortgage rates are off their peaks but remain higher than the historically low environment of 2020–2021. For PNW buyers who are primarily using Washington equity rather than financing a large purchase, the rate environment matters less. But for those financing, it's worth understanding the payment implications clearly before falling in love with a number on a listing.

Where I'm Seeing Value

Honestly: the east Valley, including Gold Canyon and surrounding communities, continues to offer better value per square foot than the core Phoenix and Scottsdale markets. Views, space, and quality of life are available at prices that still look accessible relative to what similar properties cost in the Pacific Northwest.

Scottsdale still commands a premium, and it delivers on many fronts — dining, nightlife, proximity to the airport. But for buyers who don't need to be in the center of things, the foothills communities east of the city offer something different and, I'd argue, more enduring.

If you want my actual take on a specific submarket or property type, reach out. This is what I do — not as a pitch, just as a conversation.