Maricopa County Arizona Property Records Guide
Maricopa County Assessor Property Search by Address, APN & Owner
Use the Maricopa County Assessor property search when you need an Assessor Parcel Number (APN), owner information, property address, legal classification, Full Cash Value, Limited Property Value, assessment ratio, sales information, parcel maps or property characteristics for land and real estate in Phoenix and throughout Maricopa County.
This 2026 guide focuses on the fastest address-search workflow, explains how to read the assessor record correctly, separates the Assessor from the Treasurer and Recorder, and covers valuation notices, Rule A and Rule B, factual-error claims, legal-class changes, Senior Valuation Protection, exemptions and current appeal deadlines.
Search by address, APN, owner or subdivision
Decode FCV, LPV, legal class and assessed value
Use Parcel Viewer for map-based verification
Route tax bills and deeds to the correct office
County Assessor
Eddie Cook
Assessor phone
602-506-3406
Assessor office
301 W Jefferson St, Phoenix
Public hours
Mon–Fri, 8 a.m.–5 p.m.
Last reviewed
August 8, 2026
What Maricopa County Property Owners Need to Know Right Now
The regular real-property Assessor appeal deadline has passed. Maricopa County mailed the 2027 Notice of Valuation on February 20, 2026, and the regular deadline to file the 2027 Petition for Review of Real Property Valuation was April 21, 2026.
Assessor appeal decision
The Assessor’s published deadline to rule on 2027 real-property assessment appeals is August 15, 2026.
Senior Freeze deadline
Eligible owners can file for 2026 Senior Valuation Protection through September 1.
Personal exemption late filing
The normal February 28 deadline has passed, but qualifying applicants may use an approved deadline waiver through September 1.
State Board route
The published deadline for State Board of Equalization action on assessment appeals is October 15, 2026.
Tax Court route
The published deadline to file a 2027 Notice of Valuation matter with Tax Court is December 15, 2026.
Factual record error
A Notice of Claim can address qualifying factual or legal-class errors for 2026 and the preceding three tax years.
Important year-label warning: Arizona valuation notices run ahead of the actual tax bill. A notice mailed during 2026 can show values for tax year 2027. Always match the tax year printed on the notice before comparing it with a Treasurer bill.
Assessor vs Treasurer vs Recorder: Which Office Has Your Record?
County Assessor
- Property and owner search
- Assessor Parcel Number
- Full Cash Value and LPV
- Legal classification
- Assessment ratio
- Exemptions and Senior Freeze
- Valuation appeals and claims
County Treasurer
- Property-tax bills
- Amount due
- Tax-payment history
- Tax receipts
- Delinquent taxes
- Online tax payment
- Taxing jurisdictions
County Recorder
- Recorded deeds
- Deeds of trust
- Liens and releases
- Affidavits of property value
- Recorded plats
- Document images
- Certified record copies
Do not send tax-bill disputes to the Assessor: The Assessor locates, identifies, classifies and values taxable property and applies qualifying exemptions. It does not compute or collect the final property-tax bill.
Arizona terminology differs from Florida: Maricopa County uses an elected County Assessor and County Treasurer. Florida counties typically use a Property Appraiser and Tax Collector. For comparison, see our existing Monroe County Property Appraiser search and records guide.
Start With the Maricopa County Property Task You Need
Search by property address
Start with the street number, direction and street name. Remove extra address information if the first query returns no result.
Find an APN
Search the address or owner, then copy the Assessor Parcel Number from the matching result.
Read property values
Separate Full Cash Value, Limited Property Value, legal class, assessment ratio and assessed value.
Check the parcel on a map
Use Parcel Viewer to locate the parcel, inspect surrounding parcels and confirm property and mailing addresses.
Challenge a record or value
Decide whether the problem requires an appeal, Notice of Claim or Residential Legal Class Change.
Find a deed or tax bill
Use the Recorder for recorded documents and the Treasurer for the actual tax bill and amount due.
Jump to Your Maricopa County Property Task
How to Use Maricopa County Assessor Property Search by Address
The Assessor allows property searches using an address in a standard format. You do not always need the city, state or ZIP code, and removing unnecessary information can help when a full address fails.
Number
123
Direction
E
Street
MAIN
Type
ST
Optional
85001
Official address format: Number + street pre-direction + street name + abbreviated street type + optional city/ZIP. Directional abbreviations include E, N, W, S, NE, NW, SE and SW.
Open the official Maricopa County Assessor website.
Go to mcassessor.maricopa.gov and use the main property search.
Enter the street number and street name.
A simple query such as “123 Main” can be more reliable than entering every component immediately.
Add the directional prefix when needed.
If the property is on East, West, North or South Main, use the standard E, W, N or S abbreviation.
Use an abbreviated street type.
Examples include ST, AVE, PL and LN.
Remove the street type if no result appears.
The Assessor specifically recommends simplifying the search when address formatting causes difficulty.
Open every plausible parcel result.
Condominiums, new subdivisions, split parcels and properties with similar street addresses can produce several possible records.
Match the owner and APN.
Do not rely on the street address alone.
Review the property details.
Check owner information, legal description, classification, values, property characteristics and deed reference.
Save the APN.
The APN becomes the best identifier for Parcel Viewer, Treasurer tax searches and many county forms.
Useful official examples: “123 E Main,” “123 E Main St,” “123 E Main St Phoenix,” and “123 Main St 85001” can all be valid search patterns.
How to Search Maricopa County Property Records by APN
The APN is the parcel identifier used across Maricopa County property systems. The Assessor search accepts the parcel number with or without separators.
111
Book
—
11
Map
—
111-A
Parcel / split
✓
Dashed format
111-11-111-A
Numbers together
11111111
With split letter
11111111A
Assessor flexibility: The official search instructions state that APN formatting can vary; separators are not required for the Assessor lookup.
Treasurer formatting differs: The Treasurer’s parcel search may ask for only the first eight APN numbers plus an alpha character when one exists. Do not assume the Treasurer and Assessor input fields use identical formatting.
Verify These Six Fields Before Trusting a Maricopa County Result
APN
Exact parcel identifier
Owner
Current listed ownership
Property address
Physical parcel location
Legal description
Lot or land description
Legal class
Property-use category
Map location
Correct parcel footprint
Address is not enough: One street address can be associated with multiple tax or property interests. Condominiums, mobile homes, split lots and business accounts require extra verification.
Use Maricopa County Parcel Viewer to Locate Property by Address
The Assessor’s Parcel Viewer is useful when you need to see where a property sits relative to surrounding parcels, roads, subdivisions and map features.
Open the official Parcel Viewer.
Use Maricopa County Assessor Parcel Viewer.
Enter an address in the upper-left address field.
You can use a street number and name, then add direction, type or ZIP if necessary.
Select the correct suggestion.
Address suggestions may appear as you type.
Let the map zoom to the location.
The address point is a locator; it does not by itself prove the parcel boundary.
Click the parcel underneath the address point.
This opens the parcel’s Feature Information.
Compare Property Address and Mailing Address.
These can be different and should not be treated as interchangeable.
Copy the APN and inspect surrounding parcels.
This is especially useful for vacant land, split parcels, subdivisions and properties with confusing situs addresses.
Map limitation: Online assessor parcel maps are excellent research tools but should not be treated as boundary surveys or legal determinations of property lines.
What a Maricopa County Assessor Property Record Can Tell You
Assessor Parcel Number
Primary parcel identifier used to connect the Assessor record with tax and mapping systems.
Owner Information
Current ownership information maintained by the Assessor and related deed reference.
Property and Mailing Address
Physical location and mailing destination can be different.
Full Cash Value
Arizona’s market-value-based appraisal figure and the value generally subject to a valuation appeal.
Limited Property Value
Statutorily limited value generally used in calculating property taxes.
Legal Class
Classification based on use, such as primary residence or rental property.
Assessment Ratio
Statutory percentage applied in determining assessed value.
Deed Number
Useful bridge from the Assessor account to the Recorder’s recorded document.
Sales / Property Information
Historical sales and physical characteristics can help with research and valuation review.
Full Cash Value, Limited Property Value and Assessed Value Explained
Full Cash Value
FCV is generally synonymous with market value for assessment purposes.
This is the value normally challenged when disputing valuation.
Limited Property Value
LPV is the statutorily limited value used for most property-tax calculations.
LPV cannot exceed FCV.
Assessment Ratio
Arizona law assigns assessment ratios based on the property’s legal class.
Residential property commonly uses a 10% ratio.
Assessed Value
The applicable property value multiplied by the assessment ratio produces assessed value.
Tax rates are then applied by the tax system.
Example: If LPV is $58,702 and the applicable assessment ratio is 10%, assessed value is approximately $5,870.
Rule A vs Rule B
Rule A — standard calculation
Most unchanged properties use Rule A. LPV can generally increase by up to 5% annually but cannot exceed FCV.
Rule B — recalculation
Rule B can apply after statutory triggers such as major additions or deletions, splits, combinations, use changes or loss of certain valuation protections.
FCV can decrease while LPV increases: This can occur when the gap between the two values remains large. A declining market value does not automatically mean the LPV or tax bill will decline.
2026 vs 2027 Maricopa County Median Full Cash Values
The Assessor published countywide median-value analysis based on data available January 28, 2026. These are broad medians, not a prediction of any individual parcel’s value.
Single-family
−1.9%
Condominium
−3.5%
Vacant land
+5.2%
Apartment
−8.9%
Commercial
+4.1%
Manufactured housing
+2.7%
| Property type | 2026 median FCV | 2027 median FCV | Change | 2027 median LPV |
|---|---|---|---|---|
| Single-family residential | $408,100 | $400,500 | −1.9% | $236,875 |
| Condominium | $271,500 | $262,000 | −3.5% | $134,619 |
| Vacant land | $82,300 | $86,600 | +5.2% | $20,365 |
| Apartment | $613,100 | $558,700 | −8.9% | $167,115 |
| Commercial | $1,088,129 | $1,132,201 | +4.1% | $604,547 |
| Manufactured housing | $119,018 | $122,245 | +2.7% | $78,747 |
Do not apply a countywide percentage directly to your home: Parcel-level value depends on property data, market area, legal classification, sales evidence and mass-appraisal modeling.
Maricopa County 2026 Assessor Appeal Calendar
Notice mailed
2027 real-property Notice of Valuation mailed.
Owner appeal deadline
Deadline for 2027 Petition for Review of Real Property Valuation.
Assessor decision
Published deadline for Assessor appeal decisions.
SBOE decision
Published State Board of Equalization decision deadline.
Tax Court
Published deadline for applicable 2027 Notice of Valuation Tax Court filing.
As of August 8, 2026: The ordinary April 21 real-property appeal deadline has passed. Do not automatically file a Notice of Claim simply because the value seems too high; claims and valuation appeals serve different purposes.
Maricopa County Appeal vs Notice of Claim vs Legal Class Change
Real Property Appeal
Use when disputing the Full Cash Value or classification shown on the applicable Notice of Valuation during the regular appeal window.
Notice of Claim
Use for qualifying factual errors or legal-class errors affecting the current year or up to three preceding tax years.
Residential Legal Class Change
Use when a property recently became the owner’s primary residence and its residential legal classification should change.
| Problem | Usually use | Evidence examples |
|---|---|---|
| FCV seems above market value | Valuation appeal | Comparable sales, appraisal, market evidence |
| Wrong square footage | Notice of Claim | Plans, permits, measurements, records |
| Wrong year built | Notice of Claim | Permit or construction documentation |
| Rental listed but home is primary residence | Legal Class Change / claim depending on year | Driver license, voter registration, accepted residence documents |
| Incorrect past legal classification | Notice of Claim | Residency records for applicable year |
Claim lookback: Maricopa County states that a Notice of Claim can address a qualifying factual or legal-class error for calendar year 2026 and the three preceding years: 2025, 2024 and 2023.
Assessor response period: The office generally has 60 days after receiving a Notice of Claim to consent to or dispute the claimed error.
How to Correct a Maricopa County Residential Legal Class
Legal class affects the assessment ratio and can change the property’s tax treatment. Maricopa County distinguishes primary residences from rentals and other non-primary residential uses.
Class 3.1
Primary residence.
Class 3.2
Primary residence of a qualified family member.
Class 3.3
Primary residence that is also leased or rented to lodgers.
Class 4.1 / 4.2
Non-primary residence or residential rental categories.
Evidence commonly accepted for primary residence
- Driver license showing occupant and property address
- Voter registration showing occupant and property address
- Accepted portion of federal or state tax return
- Vehicle registration when required as secondary documentation
- Utility bill when accepted as supporting documentation
- Documents showing consistent owner and property address
2026 timing rule: If the property became the primary residence between January 1 and July 1, 2026, the Assessor says a qualifying legal-class update may affect 2026 and 2027. A qualifying change after July 1 generally applies to 2027.
Maricopa County Senior Freeze and Personal Exemptions
Senior Valuation Protection
Senior Valuation Protection—often called the “Senior Freeze”—freezes the qualifying property’s Limited Property Value for three years. It does not freeze the final property-tax bill.
- At least one owner must meet the applicable age requirement of 65 or older.
- Published documentation requires qualifying residency history.
- Income is averaged over the previous three years.
- 2026 filing period runs through September 1.
- Renewal is required every three years.
2026 Senior Freeze income limit — one owner
Published maximum average income from all sources: $47,712.
2026 Senior Freeze income limit — two or more owners
Published maximum average income from all sources: $59,640.
Freeze does not mean frozen taxes: The program freezes LPV. Tax rates and other tax-system factors can still change the actual amount billed.
2026 Personal Exemption Program
Regular filing
Personal Exemption applications are generally due by February 28.
Late waiver
A qualifying Exemption Deadline Waiver can extend filing through September 1.
Programs
Programs include qualifying widowed, totally disabled and veteran applicants.
| 2026 personal-exemption household | Published income limit |
|---|---|
| No children under 18 residing in the home | $39,865 |
| Qualifying minor or medically/physically disabled children residing in home | $47,826 |
Where to Find the Actual Maricopa County Property Tax Bill
The Assessor record is not the tax bill. After values and classifications are established, the Maricopa County Treasurer handles the bill, amount due, tax history, receipts and payments.
View tax bill
Search the Treasurer system using the parcel number or supported property information.
Check jurisdictions
Review countywide, city, school and special-district levies associated with the parcel.
Review amount due
Use the Treasurer’s live account rather than estimating a current payoff from an older statement.
Tax formula overview: The Assessor explains that assessed value divided by 100 and multiplied by the applicable tax rate determines the property-tax amount billed by the Treasurer.
Countywide districts can include: Flood Control District, Central Arizona Water Conservation District, Fire District Assistance, Library District and Maricopa Special Health Care District. Additional jurisdictions depend on parcel location.
Search Treasurer Parcel
View tax bill, tax due, history, receipt and detailed statement.
Tax-bill help
Maricopa County Treasurer
602-506-8511
602-506-8511
How to Find the Current Deed and Recorded Property Documents
The Assessor can help identify the parcel and current deed reference, but recorded deeds, deeds of trust, liens, releases and affidavits belong to the Maricopa County Recorder.
Search the Assessor property first.
Find the parcel by address or APN.
Locate the deed number.
The Assessor record can show a Deed Number under Owner Information.
Open the Recorder’s Document Search.
Use Maricopa County Recorded Document Search.
Search the owner or business name.
For a deed, try the owner’s last name and first name. If ownership is held by a trust or company, search that entity name.
Use a recording-date range when known.
This can reduce unrelated results.
Open the document and verify the legal description.
Do not rely on name alone.
Look for an Affidavit of Property Value when researching sale price.
The Recorder explains that sale price may be available when such an affidavit was recorded and no applicable exemption code prevented disclosure.
Recorded document search is not title insurance: Finding a deed online does not establish that title is free from every lien, interest or legal defect.
Other Ways to Search Maricopa County Assessor Records
Owner name
Enter the owner’s full name. The Assessor recommends avoiding abbreviated first names.
Subdivision
Search the subdivision name to find parcels or open a subdivision-linked parcel list.
MCR number
Search by MCR number when researching subdivision and map references.
City or ZIP
Search a city or ZIP code for broader parcel discovery.
Section / Township / Range
The targeted STR search requires section, township and range together.
Mobile home
Search by owner, address, account number or VIN.
Business property
Search business name, address, account or roll number, multiple number or lease number.
Map selection
Parcel Viewer supports map-based selection tools for geographic research.
Intersection
Parcel Viewer can locate major cross streets using “&” or “AND” between street names.
Maricopa County Assessor, Treasurer and Recorder Contact Information
Maricopa County Assessor
301 W Jefferson Street
Phoenix, AZ 85003
602-506-3406
Monday–Friday, 8 a.m.–5 p.m.
Phoenix, AZ 85003
602-506-3406
Monday–Friday, 8 a.m.–5 p.m.
Maricopa County Recorder
301 W Jefferson Street
Second Floor, Suite 200
Phoenix, AZ 85003
602-506-3535
Monday–Friday, 8 a.m.–5 p.m.
Second Floor, Suite 200
Phoenix, AZ 85003
602-506-3535
Monday–Friday, 8 a.m.–5 p.m.
Before visiting: Bring the APN, property address, owner name and the exact notice, deed, tax statement or supporting documents connected to the problem.
Maricopa County Property Search Problems and Fixes
| Problem | Try this | Correct office |
|---|---|---|
| Full address returns nothing | Remove city, ZIP and street type. Search number, direction and main street name. | Assessor |
| Too many address results | Add the direction or ZIP, then compare owner and APN. | Assessor |
| Owner search fails | Use the full owner name and avoid abbreviating the first name. | Assessor |
| New owner is not shown | Search the prior owner, locate the recorded deed and ask about ownership processing. | Recorder + Assessor |
| Parcel map does not match expectation | Verify APN, legal description and subdivision. Do not treat online map geometry as a survey. | Assessor Mapping |
| FCV looks too high | Review the valuation-notice year and applicable appeal deadline. Gather comparable sales and valuation evidence. | Assessor |
| Square footage is wrong | Collect plans, permits or other evidence and review the Notice of Claim process. | Assessor |
| Home is classified as rental | Review Residential Legal Class Change requirements and residency evidence. | Assessor |
| Tax amount seems wrong | First confirm Assessor values and legal class, then review the Treasurer’s detailed tax statement. | Assessor + Treasurer |
| Need deed copy | Find Deed Number on Assessor record, then search Recorder documents. | Recorder |
| Need exact property-tax amount due | Search the live Treasurer account using the APN. | Treasurer |
| Appeal deadline passed | Determine whether the problem is valuation, factual error or legal classification before choosing another process. | Assessor |
“I am reviewing Maricopa County parcel __________ at __________. The Assessor record shows __________, but my supporting document shows __________. Please tell me whether this should be handled as a property-record correction, Notice of Claim, legal-class change or another process.”
Maricopa County Property Records Action Center
Use the applicable official portal after confirming the parcel, APN, tax year and record type.
Search Assessor Property
Use address, APN, owner, subdivision or other supported criteria.
Open Parcel Viewer
Locate the parcel and verify geographic context.
View Tax Bill
Check tax due, tax history, receipt and detailed statement.
Search Recorded Documents
Find deeds, liens, affidavits, releases and other records.
Maricopa County Assessor Property Search FAQs
1. How do I search Maricopa County property records by address?
Open the official Maricopa County Assessor website and enter the street number and street name. Add the directional prefix and abbreviated street type if needed. If the full address fails, remove the city, ZIP code or street type and search with fewer address components.
2. Can I search the Maricopa County Assessor by owner name?
Yes. The Assessor supports owner-name searches and recommends entering the owner’s full name without abbreviating the first name. If ownership recently changed, also search the prior owner while confirming whether the new deed has been processed.
3. What is an APN in Maricopa County?
APN means Assessor Parcel Number. It is the identifying number assigned to a parcel and is useful for Assessor records, Parcel Viewer, Treasurer tax searches and many county property forms.
4. What is the difference between Full Cash Value and Limited Property Value?
Full Cash Value generally represents the Assessor’s estimate of market value and is the value normally subject to a valuation appeal. Limited Property Value is a statutorily limited value used for most Arizona property-tax calculations and cannot exceed Full Cash Value.
5. Can Maricopa County LPV increase when Full Cash Value decreases?
Yes. Under Arizona’s Rule A system, LPV can generally increase by up to 5% when the prior LPV remains below Full Cash Value. Therefore, FCV can decrease while LPV increases, although LPV can never exceed FCV.
6. What is the 2026 deadline to appeal a Maricopa County real-property valuation?
For the 2027 Notice of Valuation mailed February 20, 2026, the regular real-property appeal deadline was April 21, 2026. As of August 8, 2026, that regular filing deadline has passed.
7. What can I do if my Maricopa County property record has the wrong square footage or classification?
A qualifying factual error or legal-class error may be handled through the Notice of Claim process. Maricopa County states that a claim can apply to the current calendar year and the three preceding tax years when statutory requirements are met.
8. What is the Maricopa County Senior Freeze deadline for 2026?
The Senior Valuation Protection filing period runs through September 1, 2026. The program freezes the qualifying Limited Property Value for three years rather than freezing the final tax bill, and eligibility includes age, residency and income requirements.
9. Where do I pay Maricopa County property taxes?
Property taxes are billed and collected by the Maricopa County Treasurer, not the Assessor. Search the Treasurer’s parcel system using the APN to view the tax bill, amount due, tax history, receipt and detailed tax statement.
10. How do I find a deed for a Maricopa County property?
Search the property through the Assessor first and look for the Deed Number under Owner Information. Then use the Maricopa County Recorder’s Recorded Document Search to locate the recorded deed, deed of trust, lien, release or related document.
Official Sources and Editorial Verification
Maricopa County Assessor
Property search, ownership, APN, values, classifications and services.
Assessor Parcel Viewer
Address location, parcel selection and geographic parcel review.
Residential Property
Current valuation calendar and residential guidance.
Appeals
Appeal, claim and residential-class-change instructions.
Valuation Relief
Personal exemptions and Senior Valuation Protection.
County Treasurer
Tax bills, amounts due, receipts and tax history.
County Recorder
Deeds, liens, releases, affidavits and recorded documents.
Understanding LPV
Rule A, Rule B and assessed-value examples.
Assessor Public Assistance
Submit questions or schedule a virtual appointment.
What was checked: Address and APN search formatting, Parcel Viewer workflow, office responsibilities, 2026 appeal calendar, Notice of Claim rules, FCV and LPV definitions, Rule A and Rule B, legal-class correction requirements, Senior Valuation Protection, Personal Exemption deadlines, Treasurer routing, Recorder deed search and Assessor contact information.
CountyPropertyAppraiser.org is an independent informational website and is not affiliated with the Maricopa County Assessor, Maricopa County Treasurer, Maricopa County Recorder, State Board of Equalization or any Arizona government agency.
Property values, classifications, filing deadlines, income limits, forms, portal interfaces and office procedures can change. Confirm time-sensitive information with the responsible official office before filing an appeal, applying for relief, paying taxes, transferring property or relying on a record for a legal or financial decision.
Editorial verification date: August 8, 2026.
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