Coconino County Property Assessor 2026: Search & Tax Records

Coconino County • Arizona • 2026 verified guide

Find Coconino Parcels, FCV, LPV, GIS Maps & Property Tax Records

A Coconino County assessor property search begins with the Assessor, where you can identify the parcel, current ownership, property characteristics, sales history, Full Cash Value and Limited Property Value. Tax balances and payments belong to a different office: the County Treasurer.

The timing is also important. During calendar year 2026, Coconino County mailed the 2027 Real Property Notice of Value. That notice affects a future tax year and is not the same document as the property-tax statement the Treasurer sends later in the year.

Armando RuizCounty Assessor
75,000+real-property parcels
10%common residential ratio
928-679-7962 Assessor property and valuation help
928-679-8188 Treasurer tax and payment help
110 E. Cherry Ave. Assessor, Treasurer & Recorder
8 AM–5 PM Monday–Friday office hours
2026 status — updated August 12, 2026: the regular appeal period for the 2027 Real Property Notice of Value mailed February 10, 2026 has passed. The Assessor petition deadline was April 13, 2026, and the County Board of Equalization deadline after an Assessor decision was June 15, 2026. A separate Notice of Change cycle is still ahead in September for affected parcels.
Office router

Assessor, Treasurer or Recorder: where should you start?

Coconino County Assessor

Use the Assessor for the property itself and how it is valued.

  • Current parcel record
  • Owner shown in assessment records
  • Full Cash Value
  • Limited Property Value
  • Property classification
  • Assessed value
  • Sales and valuation history
  • Parcel mapping
  • Property exemptions
  • Senior Value Protection
  • Valuation appeals
  • Mailing-address changes

Coconino County Treasurer

Use the Treasurer once the question becomes a tax-bill or payment question.

  • Property-tax account search
  • Statement of Taxes Due
  • Payment history
  • Current balance
  • Online tax payment
  • Phone payment
  • Delinquent taxes
  • Tax lien information
  • Tax-lien redemption

Coconino County Recorder

Use the Recorder when you need the legal document instead of the tax record.

  • Deeds
  • Deeds of trust
  • Recorded liens
  • Easements
  • Plats and maps
  • Affidavits of Property Value
  • Recorded document images
  • Certified document copies
Quick rule: the Assessor determines property value; the Treasurer collects the resulting taxes; the Recorder preserves the documents that legally affect ownership and title.
Avoid the old ownership-history search. Coconino County’s older Assessor Public Search explicitly warns that its ownership-history records stopped being updated in October 2011. Use the County’s current property-record/EagleWeb route when you need the present owner.

Need an actual Notice of Value PDF?

The Assessor also operates a separate Public Records Portal for searching scanned assessment documents, including current and previous valuation notices.

Useful search tricks

  • Use * as a wildcard around partial text
  • Use quotation marks around an exact phrase
  • Use ? to replace one uncertain character
  • Do not fill every field if you lack the information
  • Add more criteria only when the results are too broad
GIS & map research

Open the Coconino Parcel Viewer after you identify the account

How to reach the official map

  1. Open Maps & Property Information.
  2. Choose Coconino Parcel Viewer.
  3. Search or zoom to the parcel.
  4. Compare the mapped parcel with the Assessor’s property record.
  5. Use surrounding parcels to understand location and neighboring ownership.

Good uses for Parcel Viewer

  • General parcel location
  • Parcel shape
  • Neighboring parcels
  • Ownership context
  • Property-tax district context
  • Remote/rural parcel orientation
  • Cross-checking an address
Survey warning: online parcel boundaries are assessment/GIS reference information. Do not use the web map as a substitute for a recorded legal description or professional land survey when exact boundaries matter.
Property record decoder

What the Coconino County assessment fields actually mean

Field Meaning What to check
Parcel Number County identifier assigned to the parcel. Use it to match Assessor, Treasurer and GIS records.
Owner Ownership carried in the Assessor’s current assessment records. For a recent transfer, compare with the Recorder’s deed.
Situs / Property Address Physical location associated with the parcel. Do not confuse it with the owner’s mailing address.
Full Cash Value Statutory value generally synonymous with market value when no special valuation method applies. This is an appealable value.
Limited Property Value Statutory value used as the basis for calculating property taxes. LPV itself is not appealed like FCV because it is calculated by statute.
Property Class Classification based primarily on property use. Primary residence, rental, commercial and vacant classifications have different ratios.
Assessed Value LPV multiplied by the applicable assessment ratio. Exemptions may further reduce Net Assessed Value.
Net Assessed Value Assessed value after qualifying exemptions are applied. This number helps drive actual property-tax calculations.
Sales History Transactions associated with the property. Not every recorded transfer is an arm’s-length market sale.
Arizona valuation system

FCV and LPV: the two values you must not mix up

Full Cash Value — FCV

FCV is the Assessor’s statutory property value. Where Arizona law does not prescribe a special method, Coconino County explains that FCV is considered synonymous with market value.

The Assessor can use:

  • Sales Comparison Approach
  • Replacement Cost less depreciation
  • Income Approach

Limited Property Value — LPV

LPV is the value used in the property-tax calculation.

Coconino County explains that normal annual LPV growth is limited to no more than 5%, except when events such as new construction, additions, deletions, parcel splits or parcel consolidations require statutory treatment.

Appeal distinction: an owner can appeal FCV or property classification. LPV itself is a statutory calculation and is not appealed in the same way.

Common Coconino assessment ratios

Property class Current ratio Example
Primary residence 10% Class 3 residential property.
Non-primary residential 10% Class 4.01 residential.
Residential rental 10% Class 4.02 rental residential.
Agricultural / vacant land 15% Class 2 real property when applicable.
Common commercial/industrial 17.5% Many Class 1 commercial categories.

Simple residential assessment example

Assume a primary residence has a hypothetical:

  • Full Cash Value: $500,000
  • Limited Property Value: $300,000
  • Residential assessment ratio: 10%
$300,000 LPV × 10% = $30,000 Assessed Value

The tax rate is then applied to the applicable net assessed value. This is why multiplying the property’s market value directly by a headline tax rate can produce a misleading estimate.

How Coconino property taxes are calculated

Net Assessed Value ÷ 100 × Applicable Tax Rate = Tax

Coconino County distinguishes between:

Primary tax rates

Used by government entities such as counties, cities/towns and schools for qualifying operating purposes.

Secondary tax rates

Can include special districts and voter-approved bond obligations.

Do not use one “Coconino County tax rate” for every parcel. A property can fall into a different combination of school, city/town, fire, library, flood-control and other taxing districts. The Treasurer collects for multiple jurisdictions, so the actual total rate is parcel-specific.
Current valuation cycle

Why the notice mailed in 2026 says Tax Year 2027

Coconino County mailed the 2027 Annual Real Property Notice of Value on February 10, 2026.

The notice shows:

  • Full Cash Value
  • Limited Property Value
  • Property classification
  • The valuation information that will be used later in the tax process
A Notice of Value is not a tax bill. It gives you an early opportunity to challenge valuation or classification before taxing jurisdictions apply later tax rates.
Treasurer tax lookup

How to search Coconino County property tax records

Search the Treasurer’s EagleWeb account

  1. Open the Coconino Treasurer property-tax search.
  2. Enter the Account Number or Parcel Number. The system also provides owner/address search options.
  3. Open the account listed in the results.
  4. Verify the parcel and owner before reading the balance.
  5. Review taxes due and payment history.
  6. If paying, choose First Half, Second Half or Full Payment when the applicable option is available.

Tax-search formatting tips

  • Account example: R14005
  • Parcel number should be entered without dashes
  • Owner-name searches normally work best last name first
  • Situs/property address can also help narrow results
  • Clear the previous search before starting another account

The Treasurer’s current EagleWeb version also provides tax-payment and payment-history access.

Another official way to pay: myCoconinoAZ

The County also offers myCoconinoAZ, an official service for property-tax payments and account management.

  • Pay property tax
  • Go paperless
  • Receive reminders
  • View receipts and documents

Payment methods

The Treasurer supports several payment routes, including online, phone, mail, drop box and in-person payment.

Automated phone payment:
877-884-8060

Electronic, credit and debit transactions are processed through third-party payment services and convenience/service fees may apply. Review the final payment screen before authorizing the transaction.

Payment-site warning: Coconino County has warned taxpayers about unofficial websites. Start from the County Treasurer page or myCoconinoAZ rather than searching the web for a generic “Coconino tax payment” page and entering card information on an unfamiliar site.
2026 tax timeline

Coconino County property-tax dates to understand

Late September
Tax notices are normally mailed. If you do not receive a statement by early October, check the Treasurer account online instead of assuming no tax is due.
October 1
First-half taxes are normally due.
After November 1
The first installment normally enters delinquency after the statutory cutoff. Follow the exact date printed on the current tax notice, particularly when a calendar date falls on a weekend or legal holiday.
March 1
Second-half taxes are normally due in the following calendar year.
After May 1
The second installment normally becomes delinquent after the statutory cutoff. Verify the live Treasurer account for the exact amount due.
August 2026 practical status: the normal late-September mailing period for the upcoming 2026 tax statement has not yet arrived. If you are budgeting now, use the Assessor record to understand value but wait for the Treasurer’s live statement before treating an estimate as the final amount due.

If the property tax is already delinquent

Do not calculate the payoff from an old bill

Coconino County’s published delinquency information states that delinquent tax interest can accrue at 16% annually, prorated at 1.33% per month.

A current payoff can also depend on whether a tax lien certificate has been sold.

Get a live balance

Treasurer:
928-679-8188
Toll free: 877-500-1818

If a tax lien exists, tell the Treasurer you need the correct redemption/payment procedure.

2026 appeal status

The current real-property appeal deadlines have passed

Feb. 10, 2026 2027 Real Property Notices of Value mailed
Apr. 13, 2026 deadline to petition the Assessor
June 15, 2026 Board of Equalization appeal deadline after Assessor decision
As of August 12, 2026: both of those regular real-property valuation deadlines have passed.

How the normal Coconino valuation appeal works

  1. Review the Notice of Value immediately after it arrives.
  2. Check the parcel data, Full Cash Value and property classification.
  3. If you disagree with FCV or classification, prepare a Petition for Review of Valuation.
  4. Submit the petition and supporting evidence to the Assessor by the deadline printed on the notice.
  5. The Assessor reviews the petition and issues a decision.
  6. If you disagree with that decision, follow the County Board of Equalization appeal deadline and instructions.
General Arizona rule: the administrative appeal is normally due no later than 60 days after the Notice of Valuation is mailed, or by the specific deadline stated on that notice. Coconino County published April 13 as the deadline for the notice mailed February 10, 2026.

A separate 2026 Notice of Change deadline is still ahead

Notice of Change mailing

September 18, 2026

Coconino County’s Board of Equalization schedule says the Assessor will mail 2026 Notice of Change valuations on this date for affected properties.

Board appeal deadline

October 13, 2026

A Notice of Change valuation is appealed directly to the County Board of Equalization under the County’s current instructions, rather than first following the ordinary annual Assessor appeal route.

This deadline applies only if you actually receive a qualifying Notice of Change. Do not confuse it with a second chance to reopen the ordinary February Annual Notice of Value appeal.

Evidence to prepare for a valuation dispute

Property-record errors

  • Wrong building size
  • Wrong property use
  • Incorrect acreage
  • Structure removed but still listed
  • Incorrect property class

Physical-condition evidence

  • Current photos
  • Repair estimates
  • Damage reports
  • Condition differences
  • Deferred maintenance

Value evidence

  • Comparable sales
  • Recent purchase documents
  • Independent appraisal
  • Income/expense evidence where relevant
  • Market-area differences
Property tax relief

Coconino County 2026 exemptions and Senior Value Protection

Individual exemptions

The Assessor administers qualifying exemption programs for:

  • Widows and widowers
  • Persons with total and permanent disability
  • Qualifying veterans with disability

Normal application window:
January 1 through March 1.

2026 exemption amount:
$4,873 of assessed value for applicable individual-exemption calculations, subject to program rules.

Senior Value Protection Option

This program freezes the qualifying property’s Limited Property Value for a three-year period.

2026 application period:
January 1 through September 1.

Still actionable: as of August 12, 2026, the published September 1 application deadline has not yet passed.

2026 Senior Value Protection eligibility snapshot

Requirement 2026 published rule
Age At least one owner must be age 65 or older at application.
Residence Property must be the owner’s primary residence.
Occupancy Owner must have resided there for at least two years.
Individual-owner income Published 2026 limit: $47,712.
Two-or-more-owner income Published 2026 limit: $59,640.
Duration Three-year LPV protection period, followed by reapplication to continue.
The senior program does not freeze the tax bill. It freezes the qualifying property’s Limited Property Value. Tax rates can still change, so the amount due can increase or decrease even while LPV is protected.

2026 veteran exemption change

Coconino County announced expanded disabled-veteran relief beginning with recent Arizona legislative changes.

Eligible veterans with a 100% service-connected disability who satisfy applicable eligibility and income rules may qualify for a full property-tax exemption on qualifying property.

Veterans with a disability rating below 100% may still qualify for a partial exemption under the applicable program rules.

Veteran, widow/widower and disability exemptions have specific residence, ownership, disability and income requirements. Use the Assessor’s current application page rather than assuming disability status alone creates eligibility.
Delinquent property

Coconino County 2026 tax lien sale status

Annual 2026 sale

February 10, 2026

The Coconino County Treasurer conducted the annual 2026 Tax Lien Sale online.

That sale has already occurred.

Current over-the-counter list

The Treasurer’s current Tax Liens page provides an Over-the-Counter List for July 2026.

This covers tax lien certificates remaining available after the annual sale process; it should not be confused with a list of County-owned homes for ordinary real-estate purchase.

Property owner with a tax lien: the Treasurer states that an Affidavit of Right to Redeem is required with payment when a tax lien exists. Call 928-679-8188 for the current redemption procedure and amount instead of sending an ordinary tax payment.
Ownership & title records

Where to search Coconino County deeds and recorded liens

Coconino County Recorder

Recorder: Aubrey Sonderegger

110 E. Cherry Ave.
Flagstaff, AZ 86001

Phone: 928-679-7850
Toll free: 800-793-6181
Hours: Monday–Friday, 8:00 AM–5:00 PM

What is searchable online?

  • Maps from January 1, 1891 forward
  • Recorded-document index information from January 1981 forward
  • Document images from March 29, 1999 forward
  • Older index books and microfilm through the Recorder

Online document images contain an “unofficial copy” watermark.

How to search a deed when all you have is the Assessor record

  1. Search the Assessor and identify the current parcel.
  2. Record the current owner name and legal-description information.
  3. Open the Recorder page.
  4. Choose Search Recorded Documents.
  5. Search using at least one party name and an approximate recording date when possible.
  6. Open the matching deed, deed of trust, lien or other recorded instrument.
  7. Order an official or certified copy if an unofficial web image is not sufficient for your purpose.

Coconino Recorder fees useful for property research

Recorder service Current published fee Note
Basic recording $30 flat fee Applies to basic recordings and UCC filings under the current published schedule.
Recorded document copy $1 per page Published copy amount for Recorder document requests.
Certification Additional $3 per document Added when a certified copy is required.

Verify the current Recorder fee schedule before submitting a document or copy request because statutory fees can change.

Free recording notification can help detect suspicious filings

The Coconino County Recorder offers a free Recording Notification service.

After enrollment, the system can email a subscriber when a new document is recorded that matches the registered person or business name.

The alert does not prevent recording or determine whether a document is legitimate; it gives the subscriber earlier notice to investigate.

Buyer checklist

A better order for researching a Coconino County property

  1. Assessor: identify the parcel and confirm current ownership shown in assessment records.
  2. Property details: check situs, legal description, acreage, use and valuation fields.
  3. FCV/LPV: understand which number represents market-oriented value and which drives the tax calculation.
  4. Value history: compare current and prior assessment years for unusual changes.
  5. Sales history: review the property’s recorded sale context.
  6. Parcel Viewer: visually confirm the location and neighboring parcels.
  7. Treasurer: check current tax status and payment history.
  8. Tax liens: determine whether a certificate or delinquency affects the parcel.
  9. Recorder: review deeds, deeds of trust, easements and recorded liens when title matters.
  10. Professional review: use a title company, attorney or surveyor when the transaction depends on title rights, boundaries or legal interpretation.
Troubleshooting

When a Coconino property search does not match what you expected

Problem Likely reason Best next action
Owner looks outdated Recent deed may not yet be reflected in every County system. Check the Recorder’s recorded deed, then contact the Assessor if necessary.
You found the old property search The historical Assessor lookup remains online. Return to Maps & Property Information and use the current property-record search.
Address returns no parcel Rural addressing, situs formatting or incomplete address information. Try owner or parcel information and verify location in Parcel Viewer.
FCV and LPV are very different Arizona’s statutory LPV calculation limits normal annual increases. Do not assume the difference is a database error; review prior LPV and property changes.
Tax estimate seems too high You may be applying the tax rate directly to FCV instead of Net Assessed Value. Follow the LPV → assessment ratio → exemption → tax-rate sequence.
Tax bill differs from Assessor screen Assessor and Treasurer records serve different stages of the tax process. Use the Treasurer’s live Statement of Taxes Due for the amount payable.
Property has a tax lien Delinquent taxes progressed into Arizona’s tax-lien process. Contact the Treasurer for redemption instructions and current payoff.
Deed image has a watermark Online Recorder images are provided as unofficial copies. Request an official/certified copy when your transaction requires one.
Local contacts

Coconino County property offices in Flagstaff

County Assessor

Armando Ruiz
110 E. Cherry Ave.
Flagstaff, AZ 86001

Phone: 928-679-7962
Toll free: 877-679-7120
Fax: 928-213-9242
Hours: Monday–Friday, 8:00 AM–5:00 PM

County Treasurer

Sarah Benatar
110 E. Cherry Ave.
Flagstaff, AZ 86001

Phone: 928-679-8188
Toll free: 877-500-1818
Fax: 928-213-9243
Hours: Monday–Friday, 8:00 AM–5:00 PM

County Recorder

Aubrey Sonderegger
110 E. Cherry Ave.
Flagstaff, AZ 86001

Phone: 928-679-7850
Toll free: 800-793-6181
Fax: 928-213-9241
Hours: Monday–Friday, 8:00 AM–5:00 PM

Map: Coconino County Assessor, Treasurer & Recorder

The Assessor, Treasurer and Recorder all list 110 E. Cherry Avenue, Flagstaff, Arizona 86001 for their primary public offices.

Official action center

Use the right Coconino County page for each property task

Property & ownership search

Start here for the County’s current property-record and parcel-map links.

Open Maps & Property Information →

Valuation notice PDFs

Search current and prior Notices of Value and related Assessor documents.

Open Assessor Public Records →

Property taxes

Search balances, tax accounts and payment history through Treasurer EagleWeb.

Open Treasurer Tax Search →

Pay / manage tax account

Use the County’s myCoconinoAZ service for payment and paperless account tools.

Open myCoconinoAZ →

Appeal assessment

Official Assessor instructions for FCV and property-classification appeals.

Open Appeal Instructions →

Tax relief

Senior Value Protection, widow/widower, disability and veteran programs.

Open Tax Relief Programs →

Tax liens

Annual sale information, over-the-counter certificates and redemption resources.

Open Tax Liens →

Deeds & recorded documents

Start at the official Recorder page and choose Search Recorded Documents.

Open Recorder →
10 local answers

Coconino County Property Assessor FAQs

1. How do I search Coconino County property records online?
Start with the Coconino County Assessor’s Maps & Property Information page and choose Search Property Records. Use the current property-record system to identify the parcel, owner, assessment values and sales information, then save the parcel number for tax and GIS research.
2. Who is the Coconino County Assessor in 2026?
Armando Ruiz is the Coconino County Assessor. The Assessor’s Office is located at 110 E. Cherry Avenue in Flagstaff and can be reached at 928-679-7962.
3. What is Full Cash Value in Coconino County?
Full Cash Value, or FCV, is the property’s statutory valuation. When Arizona law does not prescribe another valuation method, Coconino County describes FCV as synonymous with market value. FCV can be challenged through the applicable valuation-appeal process.
4. What is Limited Property Value in Coconino County?
Limited Property Value, or LPV, is the value used as the basis for calculating Arizona property taxes. Normal LPV growth is generally limited to no more than five percent annually, subject to statutory exceptions such as new construction or parcel changes.
5. What is the residential assessment ratio in Coconino County?
The current assessment ratio for common primary-residence, non-primary residential and residential-rental classes is 10 percent. The ratio is applied to Limited Property Value to calculate assessed value before applicable exemptions.
6. What was the Coconino County property assessment appeal deadline in 2026?
The Assessor mailed the 2027 Real Property Notice of Value on February 10, 2026. The deadline to petition the Assessor was April 13, 2026. For owners who received an Assessor decision and wanted to continue to the County Board of Equalization, the published real-property deadline was June 15, 2026.
7. When are Coconino County property taxes normally due?
Arizona property taxes are normally paid in two installments. The first half is due October 1 and the second half is due March 1 of the following calendar year. The normal delinquency cutoffs follow November 1 and May 1 respectively, subject to applicable calendar and statutory rules. Always use the current Treasurer statement for the exact deadline.
8. What is Coconino County Senior Value Protection?
Senior Value Protection freezes the qualifying property’s Limited Property Value for three years. It does not freeze the tax rate or total tax bill. For 2026, applications are accepted through September 1 and the County publishes age, occupancy and income requirements.
9. Where can I search Coconino County deeds and liens?
Use the Coconino County Recorder. The Recorder’s online search includes index information from January 1981 forward and document images from March 29, 1999 forward, while older records can require index books or microfilm. Online images carry an unofficial-copy watermark.
10. What should I do if a Coconino County property record is wrong?
Contact the Assessor for parcel data, valuation, classification, ownership shown on the assessment record or mailing-address issues. Contact the Treasurer for tax-bill, payment or tax-lien issues and the Recorder for problems involving a recorded deed, lien or other recorded document.

Bottom line for a Coconino County assessor property search

Start with the Coconino County Assessor and verify the parcel before doing anything else. The record gives you the owner carried in the assessment system, Full Cash Value, Limited Property Value, classification, assessment history and the identifier needed for the County’s other property systems.

Use the Parcel Viewer for geographic context, the Treasurer for the live tax balance and payment history, and the Recorder for deeds, liens and other recorded instruments. For 2026, also remember that the ordinary 2027 valuation appeal deadlines have passed, while the Senior Value Protection deadline of September 1 and the separate September Notice of Change cycle may still matter to qualifying owners.

Editorial verification: August 12, 2026. This independent informational guide is not affiliated with Coconino County, the Coconino County Assessor, Treasurer, Recorder, Board of Equalization or the State of Arizona. Parcel records, assessment values, tax balances, exemptions, tax rates, payment-service fees, tax-lien status and appeal deadlines can change. Use the linked official County systems for a live search, payment, application, appeal or recorded-document decision.

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County Property Search, Homestead & Tax Help Toolkit

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Find the Correct County Office

Property Appraiser, Tax Collector, Clerk, GIS, and VAB offices do different jobs. Pick your task below.

Quick rule: Property Appraiser = value, records, parcel details, exemptions. Tax Collector = bill and payment. Clerk/Recorder = deeds and recorded documents. VAB = formal value disputes.

Official Property Search Helper

Use this when a county article tells you to search by owner, address, parcel number, folio, PCN, STRAP, or alternate key.

Search tip: If address search fails, try only the house number and main street name. Avoid typing Street, Avenue, Road, Drive, unit numbers, or punctuation unless the official portal requires it.

Homestead Exemption Readiness Check

This helps homeowners prepare before filing through the official county Property Appraiser website.

Important: This is not an eligibility decision. The official county Property Appraiser decides approval, required documents, late filing options, and exemption status.

TRIM Notice & Value Review Helper

Use this to organize your questions before calling the Property Appraiser or preparing an appeal.

Your preparation checklist

Value term Simple meaning
Market value The appraiser’s estimate of the property’s value as of the assessment date.
Assessed value The value after limits or caps may be applied.
Exemptions Approved reductions such as homestead or other exemptions.
Taxable value The value used by taxing authorities after exemptions.

Property Tax Bill Direction Helper

The Property Appraiser values property, but the Tax Collector usually handles the actual bill and payment.

Florida timing reminder: Many Florida tax bills are mailed around November and become delinquent if unpaid after March 31. Always verify exact dates, discounts, and payment fees with the official county Tax Collector.

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