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Canadian Visitors

Buying Lake Havasu real estate

Many Canadian buyers are currently buying in Lake Havasu City for several major reasons.  The recent decline in real estate values, due to the mortgage crisis and bank foreclosures, has made Arizona an ideal place to invest.  Lake Havasu is a city that overlooks a spectacular lake, has an average rainfall of 3.82 inches per year and an average temperature of 88 degrees or 31C.  There are few U.S. Cities where you can purchase real estate overlooking a lake, with low humidity, little wind, few pests, nearly 365 days of sunshine with real estate prices in the mid $207,000 range.

Selling your Lake Havasu real estate

When the times come to sell your Lake Havasu real estate, all foreign nationals will need to have a US tax ID number for tax reporting purposes in the US.  This number can be requested at an Internal Revenue Service (IRS) office that is equipped to handle this request, However, not all IRS offices are trained in this area or can assist with this request.  Additionally, the sale property must be in escrow for a tax ID number request to be made.  For the best experience, a knowledgeable escrow officer and a tax professional can work together to prepare the required forms for the request to be made.  For more information, please do not hesitate to contact me.        

Planning your visit to the states

Here are some helpfull tips if you are Canadian any you are considering traveling to the states to purchase real estate or a vacation home.

Medication Don’t for get to leave home without them.  Medication with codeine requires a prescription, ask your doctor for a letter so that you can present to a US doctor as to why you need this medication.

Hockey Night in Canada - If you want to watch it you will need a Canadian satellite receiver.  Check with Star Choice before you leave.

Gambling Winnings - Win or lose, keep a diary of dates, locations, games played and outcomes. Your winnings will be taxed but you can claim a refund by proving offsetting losses.

Passports - Make sure your passport, driver’s license or vehicle registration does not expire while you are in the states.

Travelling with a pet - You'll need a health certificate from a vet and a letter confirming your pet is from a rabies-free zone or, for a dog, proof of a rabies shot at least 30 days earlier. Don't even try crossing with an exotic pet.

Taking Title to Real Estate - Canada vs. United States

Title in Canada

Joint Tenants: Joint Tenancy means that, should a purchaser become deceased, the remaining purchaser(s) on title will inherit the deceased's interest in the property. Where one of the "joint tenants" dies, the surviving joint tenant(s) automatically becomes the owner(s) of the property no matter what a will might state. This is the manner of holding title most commonly used by spouses.

Tenants in Common: Tenancy in Common means that should a purchaser become deceased, that deceased person's interest in the real estate will be transferred according to that person's will or, if no will exists, according to the Law of Ontario (if the real estate is in Ontario).

In Trust: A trust situation should be discussed with a lawyer. It generally signifies that the person who is registered on title in the Ontario Land Registry Office is not the true, or beneficial, owner.


It does not usually indicate (but it can) on the face of the document who is, in fact, the real owner (the beneficial owner).

Partnership Agreement: If more than one person will be shown on title as owner and, if only one person is providing all (or a substantial portion) of the funds needed for the purchase, you may wish to consider entering into a special partnership agreement to avoid any future misunderstanding with respect to distribution of proceeds upon a resale of the property. Should you wish such an agreement to be prepared for signature when you sign final closing documents, please inform this office. Our fee for such a typical agreement is $50.00. One of the features of such an agreement is to return to each purchaser whatever cash was originally contributed by each purchaser at the time of completing the transaction as well as any additional contributions made to improving the property during the period of ownership (such as, new roof, finishing basement, remodelling kitchen, new flooring, addition to house, etc.). Other features of the agreement deal with distribution of the balance of proceeds once the property is eventually resold and what happens if one partner wishes to sell and the other partner does not.

Title in Arizona

Community Property with Right of Survivorship: Community property with right of survivorship is a method of ownership by husband and wife that vests title in the surviving spouse upon the death of one of the spouses.

Community Property: Arizona is a community property state. There is a statuary presumption that all property acquired by husband and wife is community property. Community property is a method of co-ownership for married persons only. Upon death of one of the spouses, the deceased spouse’s interest will pass by either a will or interstate succession.

Sole and Separate: Real Property owned by a spouse before marriage or any acquired after marriage by gift, devise, decent or specific intent. If a married person acquires title as sole and separate property, the spouse must execute either a disclaimer deed or a quit claim deed.

Joint Tenancy with Right of Survivorship: An undivided interest in property, taken by two or more join tenants. Tie interest must be equal; occurring under the same conveyance, and beginning at the same time. Upon death of a join tenant, the interest passes to the surviving joint tenant or tenants, rather than to the heirs of the deceased. If a married couple acquires title as joint tenants with right of survivorship, they must specifically accept the join tenancy to avoid the presumption of community property.

Tenancy in Common: A method of co-ownership where parties do not have survivorship rights and each owns a specific undivided interest in the entire title.CORPORATION: Any group of people "incorporating" by following certain statutory procedures may take title to real property in the name of the corporation.

General Partnership: Title may be taken in the name of a general partnership duly formed under the laws of the state of the formation of the partnership. A partnership is defined as a voluntary association of two or more persons as co-owners in a business for profit.

Limited Partnership: A partnership formed by tow or more persons under the laws of Arizona or another state and having one or more general partners and one or more limited partners. A certificate of limited partnership must be filed in the Office of the Secretary of State , a certified copy of which must be recorded.

Sue Miller, abr, rsps, sfr, bpor
Associate Broker
Realty ONE Mountain Desert

1971 McCulloch Blvd., North
Suite 102
Lake Havasu City, AZ 86403
928-706-4SUE (4783) Direct
480-247-4722 Fax


What Clients Are Saying

I can’t say enough positive things about Sue Miller and the sale of my house! Sue is a true professional...extremely hard working, punctual and follows through exactly as she says she will. She made the selling of my house pain free and a positive experience. I can’t say enough good things about Sue Miller! Trude Jackson
I was sizing down for retirement and Sue pointed out things I would not have thought of when we were house shopping. She always responded quickly to any questions or issues I had when we were working out loan details. She was always positive with each step we took as buying a condo is a little trickier then a house in Lake Havasu City. She went well and beyond to assist me in this next step of my life. And she is still helping me as I needed a contractor to help me with some changes in my new home and she has referred me to an awesome individual. I would recommend her to anyone who is buying or selling a home and she is so knowledgeable and knows who to contact should there be issues that need to be addressed when purchasing or selling a home, Michelle Bryan
Dear Sue, This is to "Thank You" for your professional, timely, and energetic help in selling our condo in Sonrisa recently. You were recommended to us by another satisfied client of yours and we are so glad they made that recommendation to us. Everything they said about your service and ability was true. As you know the sale of our condo involved some involved details that needed your experience and guidance. And it had to all be done in record time. You were more than helpful and made sure our sale was completed properly and professionally in record time. I am very pleased to offer you the following testimonials. We couldn't be happier with your guidance, energy, and the outcome. We are very, very happy we selected you as the realtor to sell our condo and would recommend you strongly to anyone wanting a professional real estate experience. Ron and Gloria Hughes
Sue is extremely knowledgeable in the all aspects of real estate transactions. She also knows the Lake Havasu City area thoroughly. She works relentlessly on behalf of her clients! We moved here from out of state, and Sue spent a long 14 hour day researching & viewing homes in our price range with my husband until they found just the right home! When a questionable appraisal nearly caused our contract to fall through, Sue went above & beyond her duties, nearly sacrificing her own position, to assure that the issue was rectified. I firmly believe that any other realtor would have advised us to "move on" to another property. Sue's dedication & high ethical standards guided us through a rather messy short sale process. The bottom line is, Sue got us the home we wanted! Thank you Sue, from the bottom of my heart! You made it happen for us! Mike and Judy McClintock
Thank you so much Sue for both helping us to buy our home in Lake Havasu and selling it at top dollar when the time came for us to leave. I don't think we could have found a more knowledgeable real estate agent. No one fights for their client like you do and if we were to move back to Lake Havasu you would be the first person we would call, and would gladly recommend you to anyone looking to buy or sell a home. David and Karen Porter
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