How is property tax calculated in Maricopa County, and when is it paid?

Arizona property tax is built from two values the Maricopa County Assessor publishes for every parcel: the full cash value, which tracks the market, and the limited property value, which is capped at five percent annual growth and is the one taxes are actually computed on. Residential property is assessed at ten percent of the limited value, and the parcel search shows both values, the property class (owner-occupied or rental) and the history for any address [1].

The assessed value is multiplied by the total rate of every taxing district covering the parcel: the school district is the largest, then the county, city, community college and special districts such as flood control and fire; rates differ street by street, which is why two similar homes a kilometre apart can pay different amounts. Owner-occupied homes receive a state aid credit against primary school taxes that rental homes do not, so a home you live in is taxed less than one you let [2].

The Maricopa County Treasurer mails the bill in September. The first half is due 1 October and becomes delinquent after 1 November; the second half is due 1 March and delinquent after 1 May; paying the whole year by 31 December avoids interest on the first half. The treasurer’s site shows the current bill for any parcel and takes payments; if you have a mortgage, the lender usually collects the tax monthly in escrow and pays it for you [3].