By Darren Tackett, REALTOR® | The Grayhawk Group / The Tackett Team, powered by eXp Realty
Key takeaways
- Ask for both master and sub-association HOA dues, plus any fees due at closing.
- Arizona property taxes differ for primary and secondary residences, so ask a tax professional.
- Summer utilities can be significant even in an empty home, because the AC has to keep running.
- Budget for home watch, pool and landscaping services while you're away.
- Set aside a maintenance reserve for HVAC, roofs and pool equipment.
Why budget carrying costs before you buy?
Many of the buyers I work with in Grayhawk are seasonal owners. They spend the winter here and the summer somewhere cooler. Owning a home you're not living in full time has its own costs, and some of them, like summer cooling and home watch, are easy to underestimate. A realistic budget helps you choose the right home and enclave, and it avoids surprises in your first year.
What HOA costs should I expect?
Grayhawk has a master association, and many enclaves also have sub-associations. Ask for:
- Master association dues and how often they're billed.
- Sub-association dues, if any, and what they cover. That might include front-yard landscaping, exterior maintenance, gates or amenities.
- Fees due at closing, such as transfer fees or capital contributions.
- Any planned special assessments.
Lower-maintenance enclaves, like some townhome and condo communities, may have higher sub-association dues but cover more of the exterior work, which can be worth it for a seasonal owner. Encore at Grayhawk is one of those attached options: six condo and townhome plans from 1,343 to 2,446 sq ft, with an Encore sub-association plus Grayhawk Community Association dues. My guide to Grayhawk condos and townhomes and the piece on Tesoro townhome living for seasonal owners cover those options.
How do property taxes work for a second home in Arizona?
Arizona classifies properties differently depending on whether they're a primary residence or a secondary residence or rental, and that can affect your property tax bill. I'm not a tax advisor, so please confirm with a CPA. The Tackett Team's article on Arizona property taxes for luxury homes explains the basics.
What about insurance?
Insurance for a second home may differ from a primary residence policy. Some insurers have vacancy or occupancy requirements, and some offer discounts for monitored security or water-leak detection. Get a quote for the specific home before you remove contingencies.
What do utilities cost when I'm not there?
This is the cost seasonal owners underestimate most. In summer, you'll still need to run the AC at a reasonable temperature to protect the home, and that can be a significant monthly cost in a larger home. Ask the seller for their utility bills. Water, trash, internet and security monitoring also continue year-round.
What services will I need while I'm away?
Most seasonal owners in Grayhawk use some combination of:
- Home watch. Someone checks the home regularly for leaks, pests, AC problems and storm damage.
- Pool service, weekly year-round.
- Landscaping, if it's not covered by the HOA.
- Pest control, usually quarterly.
- Security monitoring.
How much should I set aside for maintenance?
A common rule of thumb is to set aside a percentage of the home's value each year for maintenance, but the right number depends on the home's age and condition. In Grayhawk, many homes are 20 to 30 years old, so HVAC systems, water heaters, roofs and pool equipment may be due for replacement. Ask for system ages during your inspection.
Can I rent my Grayhawk home to offset costs?
Some owners rent their homes part of the year. Rental rules vary by HOA, and short-term rentals are subject to city and state regulations. My article on vacation rentals has more detail. Check the HOA's rental rules before you buy if this is part of your plan.
How do I build my budget?
I suggest a simple 12-month spreadsheet with each of the costs above. Use the seller's utility history, the HOA resale documents, an insurance quote and an estimate of property taxes. Then compare two or three homes side by side. The carrying cost can change your choice of enclave or home type more than the purchase price does. My article on how HOAs affect home value is a useful companion.
Which home types keep carrying costs lowest?
In general, lower-maintenance homes with association-maintained landscaping, smaller footprints, newer systems and no private pool cost less to carry while you're away. That doesn't make them the right choice for everyone. Many seasonal owners happily pay more for a pool and a larger backyard. But if keeping your second-home budget predictable matters most, start with Grayhawk's townhome and lower-maintenance enclaves and compare them against a single-family home with a pool. The difference over a full year can be eye-opening, and it's easier to see before you buy than after.
How do I put this into practice with a real address?
Start with the property you are actually considering — not a portal average. Pull the last 90 days of closed sales that match the same community, product type, and condition band. Walk the competition that is active today. Then decide whether the story of this home (or this building, or this lot) is strong enough to stand next to that set.
In my experience advising Northeast Valley clients for more than 30 years, the owners who do that homework early make cleaner decisions. The ones who wait for "the market to feel better" usually meet more inventory later. Scottsdale's Cromford® Market Index was 133.6 on October 29, 2026 — still a seller's market — while the Valley sat at 66.7 on October 31, 2026, a buyer's market. Those readings move weekly, so check the latest numbers before you make a decision.
If you want a second set of eyes on the comps and the showing plan for your specific situation, call me at (602) 622-1226. We answer 24/7, and I'll walk you through the numbers without the urgency language that wastes everyone's time.
FAQ
How much are HOA dues in Grayhawk?
They vary by enclave. Most homes pay a master association fee, and many also pay a sub-association fee. Get exact numbers from the resale documents.
Are property taxes higher on a second home in Arizona?
Arizona classifies primary and secondary residences differently, which can affect your bill. Confirm with a tax professional.
What does it cost to cool an empty home in summer?
It depends on the home's size and efficiency. Ask the seller for 12 months of utility bills.
Do I need home watch in Grayhawk?
Most seasonal owners use some form of home watch, especially in summer.
Can you help me compare costs for different homes?
Yes. I can help you gather the numbers for two or three homes. Call (602) 622-1226.
If you're considering a second home in Grayhawk, I'm happy to help you build a realistic carrying-cost budget for the homes you like. Call me at (602) 622-1226 (answered 24/7) or email darren@thegrayhawkgroup.com.
