What a Specialist Does Differently

This is what I check on every single flood irrigation transaction.

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Before the Offer

District Verification

I contact the irrigation district directly to confirm the account is active, paid, and in good standing — before we make an offer.

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At the Offer

Water Rights Confirmation

I confirm that water shares transfer cleanly at closing and that there are no outstanding assessments, liens, or disputes on the irrigation account.

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During Inspection

Infrastructure Inspection

I inspect berms, valves, gates, ditches, and standboxes — and refer clients to flood irrigation tradespeople for timely bids on any needed repairs.

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Disclosure Review

SPDS & CLUE Review

I review the Seller's Property Disclosure Statement and CLUE report specifically for irrigation-related history — flooding events, infrastructure issues, and past disputes.

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Asset Assessment

Tree & Infrastructure Value

I document every fruit tree variety on the property and help you understand what that established growing infrastructure would cost to recreate from scratch.

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Local Knowledge

Neighborhood & MLS Expertise

I know how to find flood irrigated properties that aren't correctly flagged in the MLS — and there are more of them than you'd think.

Before You Hire an Agent

Ask these five questions first.

You can work with any agent you trust. But before you do, ask them these questions — their answers will tell you everything you need to know.

A specialist can name the neighborhoods, know the districts, and understand which zip codes have the highest concentration of flood irrigated properties. A generalist may say "yes" without being able to back it up.

Many flood irrigated properties are incorrectly labeled in the MLS. A specialist knows how to identify them through other means — neighborhood knowledge, district records, and targeted outreach.

An honest specialist will discuss berm maintenance, infrastructure costs, gopher damage, block wall porosity, and district billing cycles alongside the benefits. Anyone who only talks about the positives hasn't done the homework.

This requires contacting the irrigation district directly — not just reading the listing description. A specialist does this routinely.

An Irrigation Water Delivery District is a county special taxing district that handles shared maintenance costs. Whether a neighborhood has one — and what it means for your costs and responsibilities — is something a specialist will know automatically.

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A Client Story

Christy & Jordano — Queen Creek

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Christy and Jordano came to me with a very specific dream: a regenerative food forest and community event space where they could host farm-to-table dinners, supply local restaurants with hyper-local produce, and feed the community with any surplus.

They'd already started on their acreage in Apache Junction — a garden, the beginning of a fruit tree collection, chickens, architectural plans. But the math of establishing a working orchard in the Arizona desert from zero was overwhelming. Years of babying bare root trees through brutal summers before their first harvest. The dream was possible. The timeline wasn't.

Then they found my listing: a flood irrigated acreage in Queen Creek with over 100 fruit trees that had been growing on part of Dr. Alexander Chandler's original citrus orchard for nearly twenty years.

The trees were already there. The water rights transferred with the land. Everything they'd been trying to build from scratch was already built.

"Six months after closing, that yard hosted the first GLEAN Sanctuary harvest day — dozens of volunteers picking thousands of pounds of heritage tangerines for the St. Mary's Food Bank."

— Camille Fairbanks, on the Christy & Jordano transaction

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