When Do Property Tax Bills Come Out in Arizona? Key Dates and Deadlines
TL;DR
Arizona sends Notices of Value in February-March. You have 60 days from the notice date to file an appeal with the county assessor. Tax bills are mailed in September, with the first installment due October 1 and the second due March 1. Arizona uses two values: "full cash value" (market value) and "limited property value" (capped for tax calculation). Your taxes are based on the limited value, but you should still appeal the full cash value if it is too high.
Arizona Property Tax Calendar
| When | What Happens | Your Action |
|---|---|---|
| January 1 | Valuation date | Property valued as of this date |
| February-March | Notice of Value mailed | Review immediately |
| 60 days from notice | Appeal deadline | File petition with county assessor |
| September | Tax bills mailed | Review the bill |
| October 1 | First installment due | Pay |
| March 1 | Second installment due | Pay |
Arizona's Two-Value System
Arizona uses two property values, which can be confusing:
- Full Cash Value (FCV): The assessor's estimate of market value. This is the number you appeal if you think the assessment is too high.
- Limited Property Value (LPV): Capped at 5% growth per year from the prior year's LPV. This is what most of your taxes are calculated on.
Because of the LPV cap, longtime homeowners may have a limited value well below the full cash value. But new purchases reset the LPV to the FCV, so recent buyers lose the cap benefit.
Even if the LPV cap keeps your taxes lower today, you should still appeal the FCV if it is too high. The FCV determines some tax calculations and becomes the LPV when the property transfers.
How to Appeal in Arizona
- File within 60 days of the Notice of Value with the county assessor
- Informal review: The assessor reviews your evidence and may agree to a reduction
- County Board of Equalization: If the assessor denies your appeal, the case goes to the Board of Equalization
- State Board of Equalization or Tax Court: Further appeals available if needed
Arizona assesses residential property at 10% of the limited or full cash value (the "assessment ratio"). To find the implied market value from your assessment, divide by 0.10.
Arizona Exemptions
| Exemption | Benefit | Eligibility |
|---|---|---|
| Primary residence | Lower assessment ratio (already reflected in residential rate) | Owner-occupied |
| Senior property valuation freeze | Freezes FCV at current level | Age 65+, income under limit, lived in home 2+ years |
| Disabled person exemption | Up to $3,000 off assessed value | Total and permanent disability |
| Widow/widower exemption | Up to $3,000 off assessed value | Surviving spouse |
| Disabled veteran exemption | Up to $4,476 off assessed value (adjusted annually) | Veterans with service-connected disability |
The senior valuation freeze is particularly valuable in a rising market. It freezes your Full Cash Value, preventing increases as long as you meet the eligibility requirements. Apply with the county assessor.
Maricopa County (Phoenix) Specifics
Maricopa County is Arizona's largest county, covering Phoenix and surrounding cities. The assessor's office processes over 1.7 million parcels. Key details:
- Notices of Value mailed in February
- 60-day appeal window
- Online appeal filing available through the Maricopa County Assessor website
- Property values have increased significantly in recent years due to population growth and housing demand
Frequently Asked Questions
Why did my value jump even though there is a 5% cap?
The 5% cap applies to the Limited Property Value, not the Full Cash Value. The FCV reflects actual market conditions and can increase by any amount. If you recently purchased the property, the LPV resets to the FCV, removing the cap benefit.
What if I disagree with the Board of Equalization decision?
You can appeal to the State Board of Equalization or file in Tax Court within 60 days of the county board's decision.
Is Arizona a low-tax state?
Arizona's effective property tax rate is about 0.62%, below the national average. However, with rapidly rising home values in the Phoenix metro area, dollar amounts have increased significantly for many homeowners.
Arizona Homeowners: 60 Days From Your Notice
When the Notice of Value arrives, the clock starts. PropertyTaxFight builds your evidence packet with comparable sales. $79 one-time. Get your evidence packet and appeal before the 60 days run out.