Moving from California to Arizona: The Real Numbers
ClozeEZ, the for-sale-by-owner site, lays out the real numbers on moving from California to Arizona. California is by far Arizona's largest source of new residents: 52,383 Californians moved to Arizona in 2024, about 22% of all domestic arrivals, and the net flow of +24,209 is the largest between any two states in the country (Census ACS 2024 1-year). The financial case is straightforward: California's median existing single-family home ran about $904,640 in June 2026 versus roughly $485,000 in Greater Phoenix, and Arizona's flat 2.5% income tax replaces a graduated structure topping out above 13%.
California vs. Arizona at a glance
| California | Arizona | |
|---|---|---|
| Moved to Arizona (2024) | 52,383 people | Arizona's #1 source state |
| Median home price | $904,640 (CA, existing SFR, June 2026) | ~$485,000 (Greater Phoenix, H1 2026) |
| Top income tax rate | 13.3% (graduated, 13 brackets) | 2.5% flat |
| Effective property tax | 0.70% | 0.48% |
| Clear days per year | 147 (Los Angeles) | 211 (Phoenix) |
The Proposition 13 basis does not travel
This is the California-specific issue almost no comparison page gets right. Proposition 19 lets California homeowners aged 55 and over transfer their factored base-year value to a replacement home in any California county, but only within California. Move to Arizona and the Prop 13 basis is forfeited entirely; your Arizona home is assessed fresh at its own value.
There is a partial offset. Arizona's Proposition 117, effective from tax year 2015, constitutionally caps annual growth in a property's Limited Property Value at 5% regardless of what the market does. That is a weaker cap than Prop 13's 2%, but it is a real one, and it means an Arizona bill does not track a hot market dollar for dollar.
Where Californians land
Maricopa County received 36,965 Californians, its single largest source state, and Pima County (Tucson) received 7,949, also its largest (Census ACS 2017-2021 5-year; note this is older than the statewide figure above).
Where Arizona does not win
Two honest caveats. Arizona's combined sales tax averages 8.52%, which is not low. And the heat is real and quantified: Phoenix averages 111 days a year at or above 100°F and about 21 at or above 110°F, with 2024 setting a record at 143 and 70. Coastal California has essentially none of either. Homeowners insurance also runs higher in Arizona ($2,397 average) than California ($1,653) in the 2026 Quadrant study.
California to Arizona: frequently asked questions
How many Californians move to Arizona each year?
52,383 in 2024, according to Census ACS 1-year state-to-state migration flows. Because 28,174 people moved from Arizona to California in the same period, the net gain to Arizona was 24,209, the largest net flow between any two states in the country.
Do I keep my Proposition 13 property tax basis if I move to Arizona?
No. Proposition 19 allows a base-year value transfer only within California. Moving out of state forfeits the Prop 13 basis, and your Arizona home is assessed on its own value. Arizona's Proposition 117 does cap annual growth in the taxable Limited Property Value at 5% a year.
How much lower are Arizona property taxes than California's?
Arizona's effective rate on owner-occupied housing is about 0.48% versus California's 0.70% (Tax Foundation, 2026). Because Arizona homes also cost less, the dollar gap is wider than the rate gap: roughly $2,330 a year at Phoenix's median versus about $6,330 at California's.
Can I sell my California home and buy in Arizona without agents on both ends?
You can sell your Arizona home by owner on ClozeEZ for a flat $200 at closing. Selling in California follows California's own rules and disclosure requirements, which differ from Arizona's; that side is worth a conversation with a California professional.