Arizona has been the Canadian snowbird destination for decades. You may already know it — the drive down I-17, the warmth after a Canadian January, the Scottsdale pool decks. You've done the winter escape.
What most Canadians haven't seen is what's 75 miles north of Phoenix, up in the Bradshaw Mountains at 6,000 feet.
Goswick Ranch is a private gated community on Poland Road in Mayer, Arizona. It is not a resort. There is no management company, no welcome center, no manicured common area. There are 25–35 private parcels with a 9-acre minimum — horses, cattle, and land use permitted — managed by a volunteer board of property owners.
The HOA fee is $216 USD per year (approximately C$292).
You can own here full-time, part-time, or purely as an investment. There is no occupancy requirement. If you've been paying C$3,000–$5,000 a month to rent someone else's Arizona property every winter, the math deserves a second look.
| Location | E Poland Road, Mayer, AZ 86333 |
| Elevation | 4,400–6,000 ft |
| Lot minimum | 9 acres (CC&R covenant; county minimum is 2 acres) |
| HOA fee | $216 USD/year (~C$292) |
| Gate | Gated; private road network |
| Management | Self-managed by volunteer board — no management company |
| Allowed | Horses, cattle, livestock, site-built homes (1,500 sq ft min) |
Yes. Canadian citizens can own US real estate without restriction. There is no requirement to be a US resident or citizen to purchase property in Arizona.
Canadian citizens can enter the United States and stay up to 6 months (183 days) per calendar year without a visa, under the B-2 visitor category. This is the well-established legal foundation of the Canadian snowbird lifestyle.
Goswick Ranch has no minimum occupancy requirement. You can use the property for 6 months a year, for 2 months a year, or hold it without visiting at all. The $216 USD/year HOA applies regardless of how much time you spend here.
Before purchasing US real estate, Canadian citizens should consult a cross-border tax attorney or accountant (often called a "snowbird advisor" in Canada) regarding:
This is not a deterrent — millions of Canadians own US property successfully. It is a conversation to have with the right professional first.
A winter condo rental in Scottsdale, Mesa, or the Phoenix metro typically runs C$3,000–$5,000 per month. For a three-month stay, that is C$9,000–$15,000. Over five winters, C$45,000–$75,000 — and you own nothing at the end.
| Item | Annual (USD) | Annual (approx. CAD) |
|---|---|---|
| HOA fee | $216 | ~C$292 |
| Property taxes (median) | ~$476 | ~C$643 |
| Total annual carrying cost | ~$692 | ~C$935 |
Exchange rate used: approximately C$1.35/USD. Rates fluctuate — use current rate for your calculations.
At $692 USD/year in carrying costs, the property is not a burden to hold between visits. The breakeven calculation depends on your financing and the exchange rate — but the comparison to five years of rental payments is clear.
If you're from Alberta, Goswick Ranch will not feel foreign. The community permits horses, cattle, and agricultural use of the land. Lot minimums are 9 acres. Private well, propane, your own septic. The people who own here tend to be practical, self-reliant, and comfortable managing land.
For a buyer from Calgary or Edmonton — used to acreage, cattle culture, and large-sky country — Goswick Ranch is a warmer version of something already familiar. Direct flights from Calgary (YYC) and Edmonton (YEG) to Phoenix Sky Harbor run year-round.
Calgary (YYC), Toronto (YYZ), Vancouver (YVR), and Edmonton (YEG) all have nonstop or one-stop service to Phoenix Sky Harbor (PHX). Flight times: Calgary ~3 hrs nonstop; Toronto ~4.5 hrs; Vancouver ~2.5 hrs. From PHX: take I-17 North to SR 69 East, approximately 12 miles to Mayer.
Calgary to Mayer is approximately 1,350 miles via US-89 S through Great Falls, MT → I-15 S → I-17 S → SR 69 E. A 2-day drive with an overnight in Utah or Nevada. Many Alberta buyers make this as a scouting trip.
Prescott, AZ (27 miles from the ranch) has solid lodging and a walkable historic downtown. Easy base for exploring the SR 69 corridor.
Contact the board to ask questions or coordinate a visit before you make the trip.
Yes. Canadian citizens can own US real estate without restriction. No US residency or citizenship is required. FIRPTA, US estate tax exposure, and cross-border reporting obligations apply — consult a cross-border tax advisor before purchasing.
Canadians can typically stay up to 6 months (183 days) per calendar year in the US under the B-2 visitor category, without a visa. Goswick Ranch has no occupancy requirement — owners may use the property seasonally or hold it as an investment.
Goswick Ranch land starts from $275,000 USD (~C$370,000). Annual carrying costs are approximately $692 USD/year (~C$935). Many snowbirds pay C$3,000–$5,000/month to rent — over 5 winters, C$75,000–$125,000 with no equity at the end.
Key considerations: FIRPTA withholding on sale (15% of gross price, credited against actual liability); US estate tax on US-sited property; Canadian T1135 reporting for foreign holdings over C$100,000. The Canada–US Tax Treaty provides some relief. Consult a cross-border tax advisor before purchasing.
74 miles north of Phoenix Sky Harbor Airport. Nonstop flights from Calgary (~3 hrs), Toronto (~4.5 hrs), and Vancouver (~2.5 hrs) to Phoenix run year-round. Drive from the Canadian border near Sweetgrass, MT is approximately 14–15 hours via I-15 S and I-17 S.
Listings context, lot details, HOA financials, CC&R summary.
Utilities, water, livestock rules, and the honest day-to-day picture.
Trails, horses, National Forest access.
History of Goswick Ranch.
Questions or to arrange a visit.
Questions about the community, ownership options, or planning a visit — the Goswick Ranch Board of Directors provides direct, timely responses.