Frequently Asked Questions About Real Estate in Lake Havasu

Lake Havasu City’s housing market has been strong but relatively balanced in recent times. As of early 2025, the median home price is around $486,000, which is about an 8% increase from the previous year​. Homes are selling in roughly 1–2 months on average, and supply is meeting demand closely – Realtor.com actually labels the market as “balanced” (neither a strict buyer’s nor seller’s market)​. This means well-priced homes still attract interest, but buyers also have a fair number of options.

The time of year can influence pricing and competition. Generally, home prices tend to be lowest in the winter months – in Arizona, listings around December have been about the cheapest on average. Selling in late spring or early summer often yields higher prices, since buyer activity peaks around that time (June–July have historically seen stronger demand). Lake Havasu follows a similar pattern. Many winter visitors (“snowbirds”) boost the market in winter and spring, while the hottest summer months see fewer buyers. So if you’re selling, listing in spring could attract more buyers, and if you’re buying, shopping during the off-season (mid-summer or around the holidays) might score you a better deal.

Many people view Lake Havasu City as a promising real estate investment. The area has shown consistent growth in property values in recent years, thanks to a growing population and popularity as a tourist destination. Home values have been rising (e.g. up about 8% year-over-year in early 2025)​, which suggests solid appreciation potential. Additionally, there’s strong demand for vacation rentals and second homes here due to the lake and year-round recreation. (If you plan to rent out a property, just keep in mind there are permit rules – see the FAQ on vacation rentals below.) Overall, with its unique mix of retirement, vacation, and family home buyers, Lake Havasu’s market tends to hold value well, making it an attractive place for real estate investment in the long run.

Buyers in Lake Havasu City can use all the standard home financing options. Conventional mortgages (20% down or even less with PMI) are common, and government-backed loans are popular too. Many first-time buyers here opt for FHA loans (which require as little as 3.5% down); notably, Mohave County’s FHA loan limit (around $498,000 for a single-family home in 2024) comfortably covers most homes in the area. VA loans are an excellent zero-down option as well if you’re a qualified veteran – Lake Havasu City has plenty of veterans who take advantage of VA financing. In short, you can absolutely use FHA, VA, USDA (for some outlying areas that qualify as rural), or conventional loans to purchase in Lake Havasu. It’s wise to get pre-approved with a lender who knows Arizona programs so you can choose the best loan for your situation.

Yes, there are programs to help first-time buyers and those with limited down payments in Lake Havasu City. Arizona offers state-wide assistance programs – for example, the Pathway to Purchase program (which has been available in Lake Havasu) can provide up to 10% of the purchase price toward your down payment​ (this comes as a forgivable second loan under certain conditions). Another popular program is the Arizona Home Plus down payment assistance, which offers around 3%–5% assistance for your down payment or closing costs​. These programs have income and purchase price limits and often require you to use specific loan types (like FHA or conventional) and approved lenders. Additionally, some national programs (like FHA’s low down payment loans or HomeReady/Home Possible conventional loans) can benefit first-time buyers. It’s a good idea to speak with a local lender who’s familiar with Mohave County and state programs to see what you might qualify for – you could save a substantial amount on upfront costs.

A home inspection in Lake Havasu City is a thorough check of the property’s condition, with a few local twists due to our desert climate. A certified inspector will examine all the major systems – roof, foundation, electrical, plumbing, HVAC, etc. – and in Havasu they pay extra attention to things like the roof and air conditioning because our extreme heat can really wear on those over time​. Don’t be surprised if the inspector notes sun damage to roofing or an older A/C unit’s performance, as those are common issues in our hot weather. Most Havasu home inspections also look at outdoor features important here, such as the pool equipment, irrigation systems, or desert landscaping conditions. If the home has a septic system or an evaporative (“swamp”) cooler, those might need special inspection as well. And since we’re in Arizona, it’s wise to get a termite inspection too – wood-destroying pests can be present even in dry climates. After the inspection, you’ll get a detailed report, and you can negotiate with the seller on any major issues that come up. Overall, expect the inspection to last a few hours and give you a solid understanding of the home’s condition before you finalize the purchase.

Most homes in Lake Havasu City are now on the city sewer system, but there are still some properties (especially older or more remote ones) on septic. The city undertook a massive sewer expansion project from 2002 to 2011 that connected over 22,000 homes and eliminated their septic tanks​. So, in all the main parts of town, houses will be hooked up to sewer lines. However, if you’re looking at a home on the far outskirts or perhaps an older home that wasn’t part of the original sewer districts, it could still have a septic tank. Always double-check the listing or ask – it will specify “septic” if that’s the case. Both sewer and septic systems work fine when maintained, but being on sewer means you’ll pay a sewer fee to the city, whereas with septic you’d handle your own tank maintenance and eventual pump-outs. Knowing which system a home has is important, so you won’t have any surprises in terms of costs or upkeep.

Natural gas availability in Lake Havasu City varies by area. Much of the city – especially older neighborhoods – does not have natural gas lines, so those homes use electricity for heating, cooking, and hot water. In fact, most Havasu homes rely on electric appliances (you’ll notice many houses have electric stoves and electric HVAC systems)​. That said, there is natural gas service in Lake Havasu provided by UniSource Energy, and some newer developments or specific areas do have gas lines. For example, a few subdivisions on the outskirts or newer homes might feature gas for things like stoves, water heaters, or pool heaters. If having natural gas is important to you (some people prefer gas stoves or want a gas furnace), you’ll want to look for homes in those areas or consider installing a propane tank as an alternative. Always check the home’s utility info – listings will often mention “utilities: gas available” if a gas line is present. But overall, expect that electric utilities are the norm for many homes in Lake Havasu City.

In a hot desert town like Havasu, a pool is definitely a popular feature – it’s a fantastic way to cool off, and locals use their pools a lot in the summer. If you know you want a pool, it’s often better to buy a house that already has one rather than adding it later. Purchasing a home with an existing pool means you get to enjoy it right away and you can effectively finance the pool cost as part of your mortgage. Building a new pool after buying can be a big project – often much more expensive than people initially think when you factor in the pool itself, decking, fences, and landscaping changes​. Also, older pools might need some refurbishing, but that usually costs less than starting from scratch (one local noted it’s cheaper to re-plaster an old pool than to build new). So ideally, find a home with a pool you like. If you fall in love with a home that doesn’t have one, make sure the yard has space to add a pool and remember you’ll need a sizable extra budget for it. Either way, having a pool in Lake Havasu is a huge plus for lifestyle – just plan for the maintenance that comes with it (or hire a pool service). In summary: buying a house with a pool is the easiest route, but if not, be prepared to invest time and money to put one in later.

Yes – Lake Havasu City is famously known as the “Town of Big Garages”​! It’s very common to find homes with oversized garages, RV garages, or boat deep bays here. This community has a big boating and off-roading culture (thanks to the lake and nearby deserts), so many buyers have RVs, boats, jet skis, or off-road “toys” that need storage. If you have large vehicles or watercraft, you’re in luck: plenty of homes are built with RV/boat garages or at least extra side parking. In fact, it’s often advised to get the biggest garage you can or ensure there’s room to add one if you need it​. When browsing listings, you’ll frequently see mentions of “RV garage” or “boat parking.” These garages can be tall and deep enough to fit a big motorhome or a boat on a trailer. So, to answer the question – yes, RV and boat garages are very common and a big selling point in Lake Havasu. If garage space is a priority for you, let your agent know; they will focus on properties that meet that need (some neighborhoods even cater specifically to RV owners). It’s one of the perks of buying in Havasu: you can find a home that not only you love, but one that fits your toys as well.

Short-term vacation rentals (like Airbnb or VRBO) are allowed in Lake Havasu City, but they are regulated. A new city ordinance went into effect on March 1, 2023 that requires owners to register and obtain a permit from the city for each short-term rental property​. So, if you buy a home and want to rent it out nightly or weekly, you’ll need to fill out an application with the city and pay the permit fee. The ordinance also enforces some common-sense rules – for example, you must provide a local emergency contact and make sure guests follow regulations on things like trash, noise, and parking. Arizona state law allows short-term rentals, but cities can impose these kinds of safety and nuisance rules, which Lake Havasu has done. In practical terms, many owners here do rent their homes to vacationers, especially during peak seasons (summer and winter holidays). It can be a good source of income given Havasu’s tourism. Just be a good neighbor: register the property, pay the required transaction privilege tax (Arizona’s lodging tax) with your rental, and ensure your guests respect the neighborhood. By following the rules, you can absolutely use your Lake Havasu home as a vacation rental.

Property taxes in Lake Havasu City (Mohave County) are relatively low compared to many other areas. The effective property tax rate in Mohave County is around 0.5% of a home’s value on average​. That means if you have a home worth $300,000, the annual property tax might be in the ballpark of $1,500. This rate is significantly lower than the national average (which is about 1% of home value). For example, Mohave’s median tax rate of ~0.44% is well below the U.S. median of ~0.99%. In practical terms, a lower tax rate is one reason the cost of living here is attractive. Keep in mind, property taxes will vary a bit based on the specific location (within city limits vs. county only), any special districts, and the assessed value of your property (which the county updates annually). But overall, you can expect Arizona and Mohave County taxes to be pretty affordable. Also, if the home has no HOA fees (as many in Lake Havasu don’t), the carrying costs of a Havasu home tend to be quite reasonable.

It depends on the home – many properties in Lake Havasu City are NOT in HOA communities, but some are. Unlike some metro areas where almost every subdivision has a homeowner association, Havasu has a lot of neighborhoods of single-family homes with no HOA (meaning no monthly dues and generally fewer restrictions on things like parking an RV or your home’s paint color). However, there are definitely HOA communities here, particularly certain gated communities or newer developments. For example, areas like Villa Cordova, Los Lagos, Sun Lake Village, The Refuge, Lakeridge Estates and others do have HOA organizations​. If you buy in those, you’ll have rules to follow and periodic fees to pay. The fees in Havasu HOAs tend to go toward maintaining gates, private roads, community pools/parks, or sometimes even a community boat ramp or clubhouse. Before you buy, the listing will usually indicate if there’s an HOA and what the fee is. If having no HOA is important to you, there are plenty of homes to choose from that give you that freedom. Conversely, if you like the idea of a gated neighborhood or community amenities, an HOA community might suit you. So, in summary: HOAs are not ubiquitous in Lake Havasu – it’s about an even mix. Just be sure to check each property’s details. Your real estate agent will definitely point out if a home has HOA fees or not so you can make an informed decision.

Generally, yes – Lake Havasu City is a safe place to live. Crime rates here are lower than the national average by a significant margin​. For instance, one report noted that overall crime in Havasu is about 30% below the U.S. average, and violent crime in particular is notably low. It’s not uncommon for us to go a year with zero homicides in the city, which speaks to the community’s safety. Like any city, we do have some petty crimes and occasional issues, but most residents feel comfortable walking around and enjoying the community, even in the evenings. NeighborhoodScout (which compiles FBI data) doesn’t rank Havasu as the absolute safest in the nation, but statistically, we’re safer than many other Arizona cities. The community here is tight-knit, and there’s a strong police presence and neighborly watchfulness that helps keep crime in check. Of course, as a resident you’ll still take normal precautions (lock your doors, etc.), but you can feel confident that Lake Havasu City offers a low-crime, family-friendly environment for full-time living or vacationing.

Summers in Lake Havasu City are extremely hot, and it’s something to prepare for. In July (our hottest month), the average high temperature is about 109°F and it often stays above 80°F even at night. In August it’s only slightly “cooler” – around 108°F highs. So, the heat is no joke; you learn to do outdoor activities in the early morning or evening and spend afternoons in the A/C or the lake/pool. Homes here are built to handle the heat: nearly every house has a robust air conditioning system, and many have features like covered patios, misting systems, or even window sunshades to help keep indoor temps comfortable. You’ll also find that having a pool (or knowing a friend with a pool!) is a huge perk in the summer. The extreme heat lasts maybe 3-4 months (June through September), and yes, it will drive your electric bill up due to A/C use. However, the trade-off is our winters are wonderfully mild – daytime highs in December/January are typically in the 60s°F or low 70s, and nights in the 40s. We get over 300 sunny days a year and very little rain (only a few inches total, with just occasional summer thunderstorms). The dry climate means even very hot days don’t always feel as sweltering as a humid climate would, but 110°F is still 110°F! In summary, living in Havasu means embracing the heat: you adapt by hydrating, wearing sunscreen, and timing your outdoor fun. Most locals would say the fantastic fall, winter, and spring weather more than make up for the intense summers.

Relocating to Lake Havasu City can be a great move, but there are a few things to know to make the transition smooth. First, expect a desert climate – hot summers (as discussed above) and very pleasant winters – so plan for the heat (make sure your new home has good cooling, and be ready to practice water conservation, which is important in our desert community). On the plus side, the city offers an affordable cost of living and a more relaxed lifestyle. Housing is more budget-friendly compared to bigger Arizona cities, and we have lower taxes and no big-city traffic jams​. Next, know that Lake Havasu City is a bit off the beaten path geographically – it’s about 2.5 hours to Las Vegas or 3.5 hours to Phoenix by car​. We do have a local airport for small planes and an hour-away connection in Laughlin/Bullhead for some commercial flights, but major airports are a drive. This means you’ll do most big shopping trips or specialist medical visits within town or via online, as the nearest large malls or hospitals outside of Havasu are in places like Kingman or Las Vegas/Phoenix. The good news is Havasu has all the essentials: grocery stores, Walmart, local hospitals/clinics, and a decent variety of restaurants and entertainment options for a city our size. When you move, you’ll want to set up your utilities (electric/gas through UniSource, water/trash through the City, internet through local providers) ahead of time to have a smooth landing. Culturally, Havasu is very friendly – it’s a mix of retirees, families, and transplant professionals. A great way to settle in is to get involved: join a boating club, a sports league, or attend community events; people here are welcoming, especially if you enjoy outdoor activities. Finally, if you’re moving with kids, note that we have a smaller school district (elementary through high school) and some charter schools – it’s a tight-knit education community. Overall, relocating to Lake Havasu City means trading the hustle and bustle for sunshine, scenic beauty, and a strong community vibe. Just come prepared for the summer heat, and you’ll quickly see why so many people love calling Havasu home.

Lake Havasu City has a variety of neighborhoods, each with its own appeal. Some of the most popular areas often mentioned include Downtown Lake Havasu City, the Kiowa-Amberwood area, and the Island District (near the London Bridge). Downtown is great if you want to be close to shops, restaurants, and the lake/bridge activities – it’s the heart of the city. The Residential Estates area (central/north part of town) is known for larger lots and no sidewalks (giving a unique open feel), and many homes there have great views. On the North Side, you have newer developments and communities like the Havasu Foothills Estates or The Refuge (a gated golf course community) which are a bit more upscale and offer modern homes with amenities. The South Side of town tends to have more affordable homes on standard city lots, and it’s closer to the newer schools – many families like it there. The Island District (across the London Bridge on “the Island”) features some high-end homes and condos, often with waterfront or lake views, and a resort-like atmosphere. If you want room for big garages or RVs, areas throughout the city cater to that, but especially look at north and south outskirts where newer homes often include RV garages. In essence, the north end lakeside of Lake Havasu has newer and sometimes pricier neighborhoods, the central area is established and convenient, and the south end is traditionally more mid-level and growing. It’s best to explore a bit: drive around and see if you prefer the hillside lake-view neighborhoods, golf course communities, or the downtown vibe. There’s something for everyone – from condos by the water to desert haciendas with land – so “best” neighborhood really depends on your lifestyle and budget preferences.

Preparing your home for sale in Lake Havasu City is all about making a great first impression and addressing buyers’ key concerns upfront. Start with curb appeal – in our desert environment that means ensuring your landscape is tidy (trimmed desert plants, raked gravel, maybe some pops of color with potted plants) and your home's exterior is clean. Next, move inside and declutter and depersonalize each room so buyers can envision themselves there. A little bit of staging can go a long way: arranged furniture to make rooms feel open and inviting, and tasteful décor. (In fact, a study by the National Association of REALTORS® found nearly half of agents reported that staging impacts buyers’ view of a home​ – it can even help it sell faster or for more money.) In Havasu specifically, if you have features like a pool or RV garage, make sure those are showcased – have the pool crystal clear and the garage neatly organized to show off the space. It’s also wise to tackle minor repairs before listing: fix leaky faucets, replace burned-out bulbs, and address any obvious maintenance issues. Buyers here will pay close attention to air conditioning and roof condition due to our climate, so if your A/C has recently been serviced or your roof is newer, highlight that in your listing (and have any older systems checked/tuned-up so they perform well during showings and inspections). Consider getting a pre-inspection for major items – it’s not required, but being proactive on any potential issues (like repairing an aging water heater or servicing the HVAC) can prevent surprises later and signal to buyers that your home is well-cared for. Finally, work with your real estate agent on pricing it right for the market – an accurately priced home, in good condition, and well-presented, will attract buyers even in a competitive market. With the right prep, your Lake Havasu home can truly shine and convert lookers into eager offers!​