Buying in the White Mountains? Here’s What Every Buyer Should Know…

The White Mountains of Arizona offer a unique lifestyle—cooler temps, tall pines, and a true four-season experience. But owning a home here comes with responsibilities that are different from buying in the Valley. If you’re considering a mountain property in Show Low, Pinetop, Torreon, or beyond, here are a few key things to know before you buy.

1. Carpenter Ants vs. Termites

In the Valley, termites are the big worry. But up here, carpenter ants tend to cause more headaches for homeowners. Termites prefer the dense forests, while carpenter ants will go after wood structures, they can make a big mess. A good home inspection should include a pest check specific to mountain conditions.

2. Grinder Pumps Are Common in Torreon Golf Club

If you’re buying in Torreon, chances are your home relies on a grinder pump for wastewater. These pumps require annual inspection and ongoing maintenance. A failed grinder pump can quickly turn into an expensive problem, so factor this into your regular home upkeep.

3. Pine Needles, Trees, and Insurance Risks

The beauty of the forest comes with a catch: insurance companies are strict about fire hazards. Too many pine needles on the roof or overgrown trees near the house can cause your homeowners policy to be canceled. Inspectors make regular rounds in these neighborhoods, so staying on top of tree trimming and yard cleanup is a must.

4. Protecting Wood From the Sun

It may feel cooler than Phoenix, but the White Mountains sit at higher elevation, closer to the sun. That means exterior paint and stain take a beating. To prevent wood rot and fading, budget for repainting or re-staining every 3–5 years. It’s an investment that protects your home long-term.

Stay Vigilant Year-Round

Mountain living requires an active approach to maintenance. From pest control and grinder pumps to insurance compliance and sun exposure, vigilance is what keeps your investment secure.

Need more tips on owning a home in Torreon or the White Mountains? Call me, Sarah Luzi, at 480-227-3693. I’m your local expert and here to help.