Yuma County Property Assessor 2026: Search & Tax Records

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Yuma County Arizona Property Records & Tax Guide

Search Yuma County Property Values, EagleWeb Parcels, Taxes and Recorded Deeds

Yuma County Assessor Steven “Stevie” Seale maintains parcel ownership, property characteristics, sales information, Full Cash Value, Limited Property Value, classification and assessment history for real estate across Yuma, Somerton, San Luis, Wellton and unincorporated Yuma County.

The county’s official EagleWeb system combines current ownership, sales, tax history and assessment history in one searchable parcel record. For 2026, however, owners should understand Arizona’s unusual valuation calendar: notices mailed in February 2026 include the current 2026 value and the future 2027 valuation, while the property-tax bill issued in September 2026 pays the 2026 tax year.

Search owner, address, parcel and sales records
Decode Full Cash Value vs Limited Property Value
Check 2027 Notice of Value appeal status
Track 2026 tax statement and due dates
Search Yuma Property Assessor Office Search / Pay Taxes Search Recorded Documents
County Assessor Steven “Stevie” Seale
Assessor Phone 928-373-6040
Property Search EagleWeb
2026 1st Half Due October 1
Reviewed August 12, 2026
August 2026 property status

The Next Major Yuma County Property Event Is the September Tax Statement

The normal appeal period for the Notice of Value mailed February 20, 2026 has ended. Yuma County published April 20, 2026 as the appeal deadline. The next broad countywide property-tax event is mailing of the 2026 tax statements in September.
September 2026 Treasurer mails 2026 property-tax statements.
October 1, 2026 First-half 2026 real-property taxes become due.
November 2, 2026 Yuma County’s published calendar says the first half becomes delinquent after 5:00 p.m.
Did not receive the February Notice of Value? Yuma County says an unusually high number of 2027 valuation notices were returned as undeliverable. Contact the Assessor at 928-373-6040 and update the mailing information rather than waiting for the September tax bill.
Found a factual error after the appeal deadline? Arizona provides a separate error-correction process. A valuation appeal and a statutory Notice of Claim for a factual property-tax error are not the same procedure.
Use the correct county office

Yuma County Assessor vs Treasurer vs Recorder

County Assessor

  • Current ownership
  • Full Cash Value
  • Limited Property Value
  • Property classification
  • Parcel numbers
  • Assessment history
  • Sales information
  • Primary residence
  • Senior valuation freeze
  • Exemptions

County Treasurer

  • Property-tax statement
  • Current tax balance
  • Payment
  • Tax receipt
  • Interest
  • Delinquent taxes
  • Tax lien sale
  • Excess proceeds

County Recorder

  • Deeds
  • Deeds of trust
  • Mortgages
  • Releases
  • Liens
  • Easements
  • Affidavits of Property Value
  • Recorded document copies

Arizona DOR / Appeals

  • Form 82130
  • Property-tax rules
  • Classification guidance
  • Error-correction forms
  • State Board / Tax Court rules
Locate a parcel without knowing the address

Yuma County GIS and Parcel Mapping

The Assessor specifically recommends Yuma County GIS Mapping Services when a user knows where land is located but does not know the street address or parcel number.

Best for Parcel location, general parcel configuration, roads, neighboring parcels and jurisdictional context.
GIS Division Development Services
2351 W. 26th Street
Yuma, AZ 85364
928-817-5000
GIS Email GIS@yumacountyaz.gov
Open Yuma County GIS Select the GIS Map Viewer, locate the intended area and compare the mapped parcel with the Assessor account.
GIS is not a boundary survey. Use recorded plats, deeds and a licensed surveyor where the exact legal line, easement or access point matters.

Yuma County Property Record Field Decoder

Field Meaning Practical check
Parcel Number Unique property identifier assigned by the Assessor. Save it for all county property searches.
Full Cash Value Arizona term generally synonymous with market value. Use it to evaluate market-level valuation.
Limited Property Value Statutory value produced under Arizona’s LPV rules. This is the value used as the basis for property-tax assessment.
Assessed Value LPV multiplied by the assessment ratio applicable to the property’s legal class. Do not confuse it with the tax balance.
Legal Class Arizona property classification used to determine assessment treatment. Primary residence is commonly class 3; rentals/secondary residences can be class 4.
Usage Code 3.01 Owner-occupied primary residence according to Yuma’s Notice of Value guidance. Confirm this if the home is your primary residence.
Usage Code 4.01 Secondary residential usage. Make sure a primary home has not been misclassified.
Usage Code 4.02 Rental usage. Rental properties must be properly classified and registered where required.
Arizona’s two-value property system

Full Cash Value vs Limited Property Value in Yuma County

Full Cash Value — FCV Yuma County describes Full Cash Value as synonymous with market value. The Assessor continues to calculate FCV so the parcel has a market-level valuation.
Limited Property Value — LPV LPV is a statutory value. Since Arizona Proposition 117 became effective for tax year 2015, LPV has been the basis for calculating both primary and secondary property taxes.
Important: FCV can change significantly without causing the taxable LPV to move by exactly the same percentage. When reviewing a Notice of Value, always compare both numbers.
How Yuma converts value into tax

Yuma County Property Tax Calculation

1. LPV Assessor establishes Limited Property Value under Arizona law.
LPV is the tax-base value.
2. Legal Class Property classification determines the applicable assessment ratio.
Residential classes 3 and 4 use a 10% assessment ratio.
3. Assessed Value LPV × assessment ratio produces assessed valuation.
This is still not the tax bill.
4. Tax Rates Applicable county, school, city and special-district rates produce the tax.
Treasurer collects the certified amount.
A class-three owner-occupied residence and class-four residential property both currently use a 10% assessment ratio, but classification can still matter because primary-residence tax treatment includes other statutory reductions and requirements.
Arizona values property one year ahead

Understanding the 2027 Notice of Value Mailed in 2026

Yuma County mailed its current Notice of Value cards on February 20, 2026. Although the mailing occurred in 2026, the county identifies these as the 2027 Notices of Value.

2026 Value The notice provides the parcel’s current property value.
2027 Value The same notice shows the future value that will become part of the next property-tax cycle.
April 20, 2026 Yuma County published this as the appeal deadline for the February 20 mailing.
Do not confuse a Notice of Value with the September tax bill. The Notice controls valuation and classification appeal rights; the Treasurer’s later statement tells you how much tax to pay.
60-day real-property appeal period

How to Appeal a Yuma County Property Valuation

Arizona generally provides a 60-day appeal period for real property after the Assessor mails the Notice of Value. Yuma’s February 20, 2026 notice identified April 20, 2026 as the actual deadline.

Read the Notice of Value. Compare FCV, LPV, legal class and property use.
Search EagleWeb. Check parcel characteristics, sale history and assessment history.
Identify the issue. Separate a market-value disagreement from a factual-error or classification problem.
Prepare evidence. Gather comparable sales, photographs, appraisal information or records proving an incorrect property characteristic.
Use Arizona Form 82130. The Petition for Review of Real Property Valuation is the statewide Assessor-level real-property appeal form.
File before the notice-specific deadline. The ordinary 2027-value deadline printed by Yuma County was April 20, 2026.
Review the Assessor decision. If unresolved, Arizona provides additional Board of Equalization and/or Tax Court remedies.
Arizona Form 82130 Use the current Petition for Review of Real Property Valuation when filing a timely Assessor-level value or classification appeal.
August 2026: the ordinary April 20 Assessor appeal deadline has passed. Do not submit a normal appeal assuming it remains timely. Ask the Assessor whether your issue instead qualifies for an error-correction procedure or another statutory remedy.
Usage code 3.01

Correcting Yuma County Primary Residence Classification

If the Notice of Value shows rental or secondary-residence usage but the property is actually your qualifying primary home, Yuma County requires evidence before changing the classification.

The county says the owner should intend to reside at the property for more than nine months of the year and provide appropriate proof such as:

  • Arizona driver’s license
  • Arizona identification card
  • Arizona voter registration
  • Arizona state income-tax return
Code check: Yuma’s current Notice guidance identifies 3.01 as primary residence, 4.01 as secondary usage and 4.02 as rental usage.
Assessor Forms Look for the Affidavit of Primary Residence and other property-classification forms, complete the requested evidence and retain a copy.
File through September 1

Yuma County Senior Property Valuation Freeze

Arizona’s Property Valuation Protection Option—commonly called the Senior Freeze—allows qualifying seniors who meet the program’s age, residence and income requirements to freeze the valuation of a qualifying primary residence for a renewable three-year period.

Application Window Yuma County’s calendar lists January 1 through September 1 for the Senior Property Valuation Protection Option.
Three-Year Protection Qualification protects the property’s valuation for a renewable three-year period.
Not a Tax Freeze Tax rates can change, so freezing property valuation does not guarantee the same dollar tax bill every year.
Still actionable in August 2026: unlike the February-April value appeal, Yuma County’s Senior Freeze filing period remains open until September 1. Use the current 2026 instructions because income limits are updated and should not be copied from an older year.
Senior Freeze Form Open the Assessor’s forms page and select the Property Valuation Protection Option / Form 82104 materials.
Widows, widowers, disability and veterans

Yuma County Property Tax Exemptions

Widow / Widower Arizona provides a partial property-tax exemption subject to statutory household-income and assessed-value limitations.
Total and Permanent Disability A qualifying Arizona resident with a total and permanent disability may receive a partial exemption subject to applicable limits.
Veterans With Disabilities Arizona significantly revised veteran property-tax exemptions beginning with tax year 2026, including broader relief tied to VA disability ratings.
Normal Yuma filing period: the Assessor calendar lists the first working day of January through March 1 for widow, widower, disabled-person, church and qualifying nonprofit exemptions. That ordinary 2026 filing period has passed.
Arizona’s current state guidance says a veteran with a 100% service-connected VA disability rating can qualify for full exemption of the qualifying primary residence, while qualifying lower disability ratings can receive prorated relief. Household-income limitations continue to apply under the current program rules.
2026 Business Personal Property

Yuma County Business Personal Property Statements

Business equipment, machinery, furniture and other taxable personal property can be assessed separately from the real estate where the business operates.

February 1 Yuma County’s calendar identifies February 1 as the final date for the Assessor to mail Business Personal Property Statements.
April 1 Property owners generally must return the Business Personal Property Statement to the Assessor by April 1.
Separate Appeal Rule Arizona provides a shorter 30-day appeal period for personal-property valuation disputes.
At the current August 2026 date, the normal April 1 statement deadline has passed. Businesses that failed to file or discovered an asset-list error should contact the Yuma County Assessor rather than waiting for the next year.
2026 property-tax calendar

Yuma County Property Tax Due Dates

September 2026 property-tax statements are mailed.
October 1 First-half 2026 taxes are due.
November 2 First-half 2026 taxes become delinquent after 5:00 p.m. under Yuma County’s published 2026 calendar.
December 31 2026 taxes may be paid in full without interest.
May 1, 2027 Second-half 2026 tax is generally subject to the next spring’s payment/delinquency schedule; verify the issued bill and Treasurer calendar.
Existing 2025 balance? The second half of 2025 tax became delinquent after 5:00 p.m. May 1, 2026. Search the live Treasurer account because the amount due now may exceed the original installment.
Arizona tax lien process

What Happens When Yuma County Property Taxes Remain Delinquent?

December Prior-year delinquent taxes that remain unpaid at year-end become candidates for the following February’s Back Tax Lien Sale.
February Advertisement Yuma County publishes a delinquent-tax list before its annual lien sale.
Tax Lien Certificate The investor purchases the tax lien—not ordinary immediate ownership of the house.
2026 example: Yuma County held its February 17, 2026 tax lien sale for delinquent 2024 taxes. Future sale dates should be checked on the Treasurer’s current calendar rather than copied from that prior sale.
Yuma buyer due diligence

Before Buying Property in Yuma County

1. EagleWeb Check owner, sales, FCV, LPV, legal class and assessment history.
2. GIS Review general parcel location and surrounding properties.
3. Treasurer Confirm current and delinquent tax balances.
4. Recorder Search deed, deed of trust, liens, releases and recorded property documents.
  • Parcel number
  • Current owner
  • Property address
  • Full Cash Value
  • Limited Property Value
  • Legal class
  • Primary/rental use code
  • Current tax balance
  • Delinquent-tax history
  • Recorded deed
  • Deed of trust / release
  • Affidavit of Property Value
Sale price research: Arizona’s Affidavit of Property Value normally accompanies a real-property transfer unless an exemption applies. The document can be useful for confirming consideration associated with a recorded sale.
Yuma County Recorder

How to Search Yuma County Deeds, Liens and Recorded Documents

The Yuma County Recorder maintains public real-estate documents separately from Assessor ownership records. The current Recorder is David Lara.

Open Recorder Self-Service. Go to Yuma County Recorded Documents.
Read and accept the disclaimer. The county explains that the online index is a guide to recorded documents and should not replace reading the underlying instrument.
Search all name variations. The Recorder specifically advises users to try alternate spellings.
Find the latest deed. Compare recording date, grantor, grantee and property description.
Search liens and deeds of trust. Then look for subsequent releases, reconveyances or satisfactions.
Review Affidavit of Property Value. When filed, this document can provide information about the real-estate transfer and consideration.
Use title professionals for a closing. An online public-record index is not a title-insurance commitment or legal title opinion.
County Recorder David Lara
Recorder Phone 928-373-6020
New Recorder Address 298 S. Main Street
Yuma, AZ 85364
Weekdays 8:00 a.m.-5:00 p.m.
Recording Alert: the Recorder offers a notification service designed to alert residents when a new document matching a monitored name is recorded. It is useful as an early-warning tool for potential property-record fraud.

Yuma County Property Search Problems and Fixes

Problem Best fix Office
Cannot find owner Search EagleWeb with parcel or property-location information. Assessor
Know location but not parcel number Use Yuma County GIS Mapping Services. GIS / Assessor
Owner changed recently Check the recorded deed before assuming the Assessor record is current. Recorder
FCV seems too high Check Notice mailing date and appeal deadline; ordinary February 2026 appeal has passed. Assessor
Property facts are wrong Ask about Arizona’s Taxpayer Notice of Claim error-correction process. Assessor
Primary home says 4.01 or 4.02 Submit primary-residence evidence and the appropriate affidavit. Assessor
Senior wants valuation freeze Apply before September 1 using current 2026 qualification instructions. Assessor
Need current tax balance Use the Treasurer, not the Assessor assessment figure. Treasurer
2025 second half unpaid Request live delinquent payoff because May 1, 2026 has passed. Treasurer
Need proof of ownership Search recorded deed rather than relying only on EagleWeb owner field. Recorder
Need sale price Review EagleWeb sales and the recorded Affidavit of Property Value when available. Assessor / Recorder
Property boundary dispute Use deed/plat plus a licensed surveyor; GIS is not a survey. Recorder / Surveyor
Downtown Yuma property offices

Yuma County Assessor, Treasurer and Recorder Contacts

County Assessor Steven “Stevie” Seale
197 S. Main Street, Suite 201
Yuma, AZ 85364
928-373-6040
Fax: 928-373-6041
Weekdays 8:00 a.m.-5:00 p.m.
County Treasurer David Alexandre
197 S. Main Street, Suite 203
Yuma, AZ 85364
928-539-7781
treasury@yumacountyaz.gov
County Recorder David Lara
298 S. Main Street
Yuma, AZ 85364
928-373-6020
Weekdays 8:00 a.m.-5:00 p.m.
New-address warning: older search results may show previous Assessor or Recorder locations. The Assessor and Treasurer are now at 197 S. Main Street, while the Recorder is at 298 S. Main Street.
Official live-action routes

Yuma County Property Records Action Center

Search Property Ownership, sales, assessment history and property records. Parcel GIS Locate land and open the county mapping application. Tax Search / Pay Current statements, balances and payment tools. Recorded Documents Deeds, liens, releases and other public records.
10 Yuma County answers

Yuma County Assessor Property Search FAQs

1. How do I search Yuma County Arizona property records?

Use the official Yuma County Assessor EagleWeb system. The county says EagleWeb provides current ownership, property sales, tax history and assessment history. Start with the parcel number when available, then verify the property, owner, Full Cash Value, Limited Property Value and legal classification.

2. Who is the Yuma County Assessor in 2026?

Steven “Stevie” Seale is the current Yuma County Assessor. The Assessor’s office is at 197 S. Main Street, Suite 201, Yuma, Arizona 85364. The phone number is 928-373-6040.

3. What is the difference between Full Cash Value and Limited Property Value?

Yuma County describes Full Cash Value as generally equivalent to market value. Limited Property Value is calculated under Arizona’s statutory formula and has been the value used as the basis for both primary and secondary property taxes since tax year 2015.

4. Why did Yuma County mail a 2027 Notice of Value in February 2026?

Arizona’s property valuation calendar runs ahead of the tax-billing calendar. Yuma County mailed 2027 Notices of Value on February 20, 2026. The notice shows the property’s current 2026 value and future 2027 value.

5. What was the Yuma County 2027 valuation appeal deadline?

Yuma County published April 20, 2026 as the appeal deadline for the Notice of Value mailed February 20, 2026. Arizona generally allows 60 days for a real-property Assessor appeal, so that normal deadline has passed as of August 2026.

6. Can I still apply for the Yuma County Senior Freeze in August 2026?

Yes, potentially. Yuma County’s legal calendar lists January 1 through September 1 as the filing period for the Property Valuation Protection Option, commonly called the Senior Freeze. Eligibility also depends on current age, residence and income requirements.

7. When will Yuma County 2026 property-tax statements be mailed?

The Yuma County Treasurer’s 2026 calendar states that tax statements are mailed in September. If you are responsible for paying your own tax and have not received a statement by October 15, contact the Treasurer or use the online tax-information system.

8. When are Yuma County 2026 property taxes due?

The first half of 2026 property tax is due October 1, 2026. Yuma County’s current calendar says the first half becomes delinquent after 5:00 p.m. November 2, 2026. The county also allows the 2026 annual tax to be paid in full without interest by December 31.

9. Where do I search Yuma County deeds and liens?

Use Yuma County Recorder Self-Service. The Recorder is David Lara, and the office is at 298 S. Main Street in Yuma. Search all likely spelling variations and open the underlying recorded document rather than relying only on the index entry.

10. How do I tell whether a Yuma home is classified as a primary residence?

Yuma County’s current Notice of Value guidance identifies usage code 3.01 as an owner-occupied primary residence, 4.01 as secondary usage and 4.02 as rental usage. If the classification is wrong, the Assessor may require Arizona identification, voter registration, an Arizona income-tax return or other primary-residence evidence.

Official Sources and Editorial Verification

Yuma County Assessor Current Assessor, office address, phone and 2027 Notice of Value alert. EagleWeb Property Search Ownership, sales, tax history and assessment history. Notice of Value February 20, 2026 mailing, April 20 appeal date, FCV/LPV and usage codes. Assessor Legal Calendar Appeals, exemptions, Senior Freeze, personal-property and tax dates. Treasurer Calendar September tax statements, October/November deadlines and delinquent-tax schedule. Yuma County Recorder Deeds, recorded documents, Recorder contact and Recording Alert.
Verified for this guide: current Assessor Steven “Stevie” Seale; Assessor’s new 197 S. Main Street address and 928-373-6040 phone; official EagleWeb property search; February 20, 2026 mailing of 2027 Notices of Value; April 20, 2026 appeal deadline; Full Cash Value and Limited Property Value terminology; primary/secondary/rental usage codes; September 1 Senior Freeze deadline; April 1 business-personal-property deadline; Treasurer David Alexandre; September 2026 tax statements; October 1 first-half due date; November 2 delinquency date; current Recorder David Lara; Recorder’s new 298 S. Main Street address; and current Recorder Self-Service portal.

CountyPropertyAppraiser.org is an independent informational website. It is not affiliated with Yuma County, the Yuma County Assessor, Yuma County Treasurer, Yuma County Recorder, Arizona Department of Revenue, Tyler Technologies or any government agency.

Property values, classifications, LPV calculations, appeal rights, exemption limits, Senior Freeze income requirements, tax rates, tax balances, payment fees, delinquent charges, tax-lien dates, officeholders and online systems can change. Verify time-sensitive information with the responsible official office before filing an appeal, claiming an exemption, paying taxes, recording a document or making a legal or financial decision.

Editorial verification date: August 12, 2026.

Slug: yuma-county-assessor-property-search

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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.

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