Frequently Asked Questions


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Valuation notice


A Valuation Notice is a document prepared by the Assessor's Office which informs a property owner of the value the Assessor has placed on their property utilizing a mass appraisal approach.

This notice contains the property's legal classification, full cash value, limited property value, assessment ratio, and assessed value for the current and prior tax year.

The Assessor's Office mails these notices to all property owners on or before March 1 annually.

The notice is not a property tax bill. The Maricopa County Treasurer’s Office calculates and mails property tax bills in September.

In most cases, no action is required. If you do not agree with your property valuation or if you think that the value of your property is incorrect or it is misclassified, you may appeal.

You must file your appeal within 60 days of the notice date. Find instructions on how to file an appeal online or on the back of your notice.

The LPV was created by the Arizona state Legislature to restrict large increases to property taxes. The LPV cannot exceed the full cash value (FCV) of the property.

Limitations to the increasing of the LPV occurred in 2012 when voters approved Proposition 117. As of 2015, the LPV is used to compute both primary and secondary taxes for the maintenance and operation of school districts, cities, community colleges districts, & counties. (A.R.S. § 42-13301).

The LPV is also utilized to calculate property taxes with the exception of Personal Property (excluding mobile homes) and centrally valued properties identified in A.R.S. § 42-12001, § 42-12002, § 42-12003, § 42-12004, § 42-12005, § 42-12006, § 42-12007, § 42-120011.

Full cash value is synonymous with market value. For assessment purposes, full cash value approximates market value except for possible conditions unique to mass appraisal. This value is for the tax year shown at the top of your valuation notice page.

The FCV reflects market value, unless other statutory calculations are mandated, and is the appealable value. The FCV represents the value of the land and improvements. When there is no statutory formula, the FCV is determined using standard appraisal methods and techniques.

Proposition 117 is a voter-approved initiative passed in the 2012 general election (A.R.S. § 42-13301)which limits the increase of the LPV to 5% per year.

The exception to this limitation is when a property owner has added or deleted improvements to the property. (A.R.S § 42-13302; § 42-13303 & § 42-13304).

Yes, if the spread between FCV and LPV is large enough, even in a declining market, the FCV may be reduced to reflect market conditions while the LPV may continue to rise. However, the LPV can never exceed FCV (A.R.S. § 42-13301).

Not necessarily. Your property tax amount will be determined when all the taxing jurisdictions calculate the amount of property tax levy. The total levy for each jurisdiction is shared by all taxpayers, including businesses, in the jurisdiction. If all property values drop within a jurisdiction, yet the tax levy share of the jurisdiction's operating budget remains the same, taxpayers may still pay the same tax dollar amount (or share of the burden) into each jurisdiction to cover the levy.

Taxes may also increase due to new bonds or budget overrides even when values decrea

No. The valuation notice you receive on or before March 1 of every year is for the upcoming year. A.R.S. § 42-15101 requires the Assessor to notice a year in advance of the actual tax bill.

The tax bill mailed by the Treasurer's Office will use the values from the notice giving the property owner the ability to appeal the full cash value prior to receiving the impacted tax bill.