Your Desert Escape:
The Guide to Buying a Second Home in Tucson

Tucson is the ultimate destination for a "home away from home." Whether you’re a snowbird looking for winter sun or a local wanting a mountain retreat in the Catalina Foothills, buying a second home is an exciting milestone.

At Ask Jill Real Estate, we don't just find you a beautiful property; we help you navigate the unique financial and lifestyle considerations that come with owning two homes.

Tan stucco two-story home with a tan garage door, set in a desert landscape.

Vacation Home vs. Investment Property:

Which is yours?

How you plan to use the home determines your mortgage rate and your tax benefits. In the eyes of the IRS and your lender:

  • A Second Home: Is a property you intend to live in for some part of the year. To qualify for "second home" financing (which usually has lower rates than an investment property), you generally must live there for at least 14 days a year or 10% of the days it is rented out.
  • An Investment Property: Is a home purchased primarily to generate income. These require a larger down payment and have slightly higher interest rates, but some loans allow you to use projected rent to qualify for the loan.

Financing

Your Second Patch of Paradise

Buying a second home in 2026 requires a slightly different strategy than your primary residence:

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The Down Payment:

While you might have bought your first home with 3.5% down, second homes typically require a minimum of 10% to 20% down.

Safe with open door, revealing a money bag.

Cash Reserves:

Lenders often want to see that you have 2–6 months of cash reserves to cover both mortgages in case of an emergency.

House with money bag inside, circled by arrows, representing real estate investment.

The HELOC Strategy:

Many of Jill’s clients use a Home Equity Line of Credit (HELOC) on their current home to fund the down payment on their Tucson vacation spot. Just Ask Jill for a referral to a lender who specializes in this.

Tucson’s

Best "Lock-and-Leave" Neighborhoods

If you aren't in Tucson year-round, you want a home that is easy to maintain. Jill recommends these areas for vacationers:

Black house icon with location pin.

Catalina Foothills (Ventana Canyon/La Paloma):

High-end condos and townhomes with stunning mountain views and community security.

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Starr Pass:

Perfect for golfers and hikers, with "resort-style" living that handles much of the exterior maintenance for you.

Black house icon with location pin.

Civano:

An eco-friendly community on the east side with a "neighborhood watch" feel and beautiful community pools.

The "14-Day Rule"

(Jill’s Favorite Tax Hack)

Did you know you can rent out your Tucson vacation home for up to 14 days a year and keep 100% of that income tax-free? Be sure to check with your tax advisor on this one first though!

This is a popular strategy during major Tucson events like the Gem & Mineral Show or the PGA Tour Champions event. You can earn a significant amount of "pocket money" to cover your annual property taxes without ever having to report it to the IRS.

Maintenance from Afar:

Jill’s "Desert Watch" List

Owning a home you don't live in full-time requires a plan for the Tucson elements:

  • Pool Care: Evaporation happens fast in June! You’ll need an auto-filler and a weekly service.
  • Monsoon Prep: Ensuring your roof and drainage are ready for the July rains.
  • Home Watch Services: Jill can connect you with trusted local "Home Watch" professionals who visit your property bi-weekly to check for leaks, pests, or AC issues while you're away.

Ready to start your search?

Whether you want a "desert shack" or a foothills estate, the first step is a strategy call.