How do Maricopa County property taxes affect your house payment?
Last updated October 2026
If your loan has an escrow account, your Maricopa County property tax is part of your monthly house payment. Your servicer collects a twelfth of the yearly bill each month and pays the county. Forward Loans, a Phoenix mortgage broker (NMLS #2006640), estimates it on your Loan Estimate before you buy.
This guide is for buyers in Phoenix and the rest of Maricopa County. It’s part of our guide to buying your first house in Arizona.
On this page
- Maricopa County property tax at a glance
- How do property taxes get into your house payment?
- How does Maricopa County figure your property tax?
- Does buying a home raise the property tax in Arizona?
- Why is the tax on your Loan Estimate different from the listing?
- When are Maricopa County property taxes due?
- What happens to your payment when taxes go up?
- Are there property tax breaks for Arizona homeowners?
- FAQ
Maricopa County property tax at a glance
| Question | Answer |
|---|---|
| What the tax is based on | Limited Property Value, set by the County Assessor. It can rise at most 5% a year unless the property changes |
| How it becomes a tax | For homes, Limited Property Value times the 10% assessment ratio gives the assessed value. Each taxing district’s rate applies to that |
| Primary home or rental | A primary residence is Legal Class 3. Rentals and second homes are Class 4. Class 3 gets a state credit on part of the school district tax |
| When it’s due | First half: due October 1, late after 5 p.m. November 1. Second half: due March 1, late after 5 p.m. May 1 |
| 2026 first half | Late after 5 p.m. Monday, November 2, 2026, since November 1 falls on a Sunday |
| Paid before or after | After. The 2026 tax is paid in October 2026 and March 2027 |
| Where it shows on your Loan Estimate | Page 1, “Estimated Taxes, Insurance & Assessments.” Page 2, section G, “Initial Escrow Payment at Closing” |
Sources: Maricopa County Treasurer property tax calendar and Prop 117 notice; Maricopa County Assessor legal class and key terms pages. Checked October 2026.
How do property taxes get into your house payment?
Through an escrow account. Each month, part of your house payment goes into it, along with homeowners insurance. When the tax bill comes due, your servicer pays the county from that account.
So your house payment has two parts. Principal and interest stay the same on a fixed-rate loan. Taxes and insurance can change every year. That’s why we talk about the full house payment, not just the rate. When we help a buyer settle on a payment, we start with taxes and insurance included and leave room for error, because those two can rise even when the rate is fixed.
How does Maricopa County figure your property tax?
In three steps. The Assessor sets two values on every parcel. Full Cash Value is close to market value. Limited Property Value is the one your tax is based on. Under Prop 117, approved by Arizona voters in 2012, Limited Property Value can rise at most 5% a year, and it can never be higher than Full Cash Value.
- The Assessor sets the Limited Property Value for the parcel.
- For homes, the Limited Property Value times the 10% assessment ratio gives the assessed value.
- Each taxing district applies its rate to the assessed value. That includes the county, the city, the school district, and the community college district. Your bill is the total.
The Assessor mails a Notice of Value early each year for the next tax year. If you think the Full Cash Value is wrong, you have 60 days from the notice date to appeal.
Does buying a home raise the property tax in Arizona?
Not by itself. Arizona doesn’t reset the taxable value when a home sells. The Limited Property Value stays with the home, cap and all. Three things can change your bill after you buy.
- The legal class. If the seller rented the home out (Class 4) and you live in it (Class 3), your bill can drop, since Class 3 gets the state school tax credit. The Assessor may send a form to confirm it’s your primary residence. Answer it on time. If you don’t, the county can charge back that credit.
- New construction. A new home’s current bill may cover only the land or a partly built home. The bill rises once the finished home is valued.
- District rates. Rates move with district budgets and with bonds and overrides that voters approve.
Why is the tax on your Loan Estimate different from the listing?
Because the listing shows the seller’s bill, and yours may not match it.
- The seller may have used the home as a rental, so the bill was figured at Class 4.
- The seller may have had an exemption or the Senior Valuation Protection Option. Those belong to the owner and don’t pass to you.
- On a new build, the bill may cover only the land.
- The listing may show last year’s bill, before this year’s rates.
Ask your loan officer what the tax estimate on your Loan Estimate is based on: the current bill, or a figure for your price and your class. Our Arizona closing costs guide shows where the tax shows up in your cash to close, and how much money you need to buy a house in Arizona puts it all together.
When are Maricopa County property taxes due?
Twice a year, after the period they cover.
- First half: due October 1, late after 5 p.m. on November 1.
- Second half: due March 1, late after 5 p.m. on May 1.
- Full year: you can pay the whole year by December 31 without interest.
For 2026, November 1 falls on a Sunday, so the Treasurer’s calendar shows the first half late after 5 p.m. on Monday, November 2.
With an escrow account, your servicer pays these for you. The dates matter to you only if you pay the county yourself. At closing, the escrow company splits the year’s tax between you and the seller. Because Arizona taxes are paid after the period they cover, you’ll often see a credit from the seller for their share.
What happens to your payment when taxes go up?
Your servicer reviews the escrow account once a year. If taxes or insurance went up, the escrow part of your payment goes up. If the account came up short, you can usually spread the shortage over 12 months. If there’s a surplus of $50 or more, the servicer refunds it. Your principal and interest on a fixed-rate loan don’t change.
Are there property tax breaks for Arizona homeowners?
- Primary residence. Class 3 gets the state credit on part of the school district tax.
- Senior Valuation Protection Option. Holds the home’s value for owners 65 and older who meet a state income limit.
- Widow, widower, and disability exemptions. Each has income and value limits.
Each has its own rules and deadlines. Check with the Maricopa County Assessor before you count on one.
FAQ
How do I look up the property tax on a Maricopa County home?
Search the parcel on the Maricopa County Treasurer’s site by address or parcel number. The Assessor’s site shows the values and legal class.
Does Arizona have a transfer tax when I buy?
No. Arizona voters banned real estate transfer taxes with Prop 100 in 2008.
Do I have to have an escrow account?
FHA and VA loans require one. Some conventional loans let you pay taxes and insurance yourself, usually when you have more equity, and a lender may charge for that choice.
Will my property tax go up every year?
It can. Limited Property Value can rise up to 5% a year, and district rates can change with budgets and voter-approved bonds.
What is Limited Property Value?
The value your Arizona property tax is based on. It can rise at most 5% a year and can’t be higher than Full Cash Value.
Who pays the property tax for the year I buy?
You and the seller split it at closing by the days each of you owns the home. The escrow company does the math on your settlement statement.
About the author
Michael Creel, Founder, Forward Loans. NMLS #420674.
Michael Creel founded Forward Loans in 2020 after 20-plus years in mortgage, marketing, and real estate. He is based in Phoenix and personally licensed to originate loans in Arizona, California, Colorado, and Texas (NMLS #420674).
His focus is building a brokerage that feels different from a traditional lender. Forward Loans is set up so clients get real options from multiple investors, straight answers from people who know their file, and clear communication through closing. The company serves homebuyers and homeowners across eight states.
Michael leads day-to-day operations and the marketing side of the business. He spends most of his time on strategy, team development, and how Forward shows up publicly through its content, brand, and Realtor partnerships.
About this guide
Last updated October 2026. Program terms, credit requirements, and assistance program limits change, and the figures referenced here should be confirmed with your loan officer or the program’s current materials before you rely on them. This page is education, not a commitment to lend. All loans are subject to full underwriting and property eligibility.
Forward Loans is licensed as both a mortgage broker and a non-delegated correspondent mortgage lender. Depending on the loan program, we either arrange financing through wholesale lenders, or originate and fund the loan ourselves and sell it to an investor that provides the underwriting decision.
Forward Loans, NMLS #2006640 | Michael Creel, NMLS #420674 | Equal Housing Lender | nmlsconsumeraccess.org
11201 N Tatum Blvd, Ste 300, Phoenix, AZ 85028