For anyone buying or owning real estate in Arizona, understanding how property taxes work is essential—not only fo r budgeting, but also for evaluating the total cost of homeownership over time. While Arizona is often praised for its relatively low property tax rates compared to other states, the system behind those taxes is anything but simple. From assessment timelines to due dates and exemptions, here's what buyers, sellers, and homeowners should know to stay informed and financially prepared. How Arizona Property Taxes Are Calculated Arizona property taxes are calculated based on the property's assessed value, not its full market value. The assessed value is determined by the county assessor and is a percentage of what’s called the Limited Property Value (LPV), which is capped by law to help prevent sharp increases year over year. The LPV is not allowed to increase by more than 5% annually, regardless of how much the actual market value may rise. Each property is assigned a classification—for example, residential, commercial, or agricultural—and each classification has its own assessment ratio. For residential properties, the assessment ratio is currently 10%. That means if the LPV of your home is $300,000, the assessed value is $30,000. This assessed value is then multiplied by the combined tax rate in your area, which includes rates from school districts, municipalities, counties, and special taxing districts. Arizona Property Tax Rates Arizona’s average effective property tax rate is approximately 0.51%, well below the national average of around 0.99%, according to recent data. However, rates vary widely depending on the county and the city in which the property is located. For example, homeowners in Maricopa County—which includes Phoenix, Scottsdale, and Mesa—may pay a different rate than those in Pima County or Coconino County. To give context: Maricopa County’s average effective tax rate is about 0.61% Pima County, home to Tucson, averages closer to 0.86% Rural counties often have even lower rates, though services and school funding may reflect that difference When Are Arizona Property Taxes Due? Arizona property taxes are billed twice per year but follow a somewhat unique schedule. Here’s how it works: First half of the tax year (January 1 – June 30): Due: October Delinquent after: November 1 Second half of the tax year (July 1 – December 31): Due: March 1 of the following year Delinquent after: May 1 This staggered structure can catch new homeowners off guard, especially those relocating from states where taxes are due in a single annual payment. In Arizona, even though taxes are billed biannually, many homeowners choose to pay both installments at once, often coordinated through their mortgage escrow account. Paying Property Taxes in Arizona Homeowners can pay property taxes online through their county treasurer’s website, by mail, or in person. Many mortgage lenders collect estimated property tax payments as part of your monthly mortgage payment and handle the actual payments on your behalf through an escrow account. It’s a good idea to review your escrow analysis annually to ensure your lender is collecting the appropriate amount—especially if your home’s assessed value has changed. Exemptions and Discounts Arizona offers several property tax relief programs for eligible residents, including: Senior Valuation Freeze: Homeowners aged 65+ with limited income may qualify to freeze the property's assessed value for up to three years. Widow/Widower and Disability Exemptions: Qualifying individuals can apply for reductions in their property tax bills. Exemptions for Veterans: Disabled veterans or their surviving spouses may be eligible for tax relief based on their level of disability and income. Each exemption has its own criteria and application window, so it’s important to check with your local county assessor’s office early in the year if you believe you may qualify. Understanding Your Tax Statement Property tax statements in Arizona are typically mailed by the end of September and detail the LPV, assessed value, applicable tax rates, taxing jurisdictions, and total tax due. Reviewing your statement each year helps ensure accuracy and transparency—and can help you track how changes in local levies may impact your future tax liability. Property Taxes in the Context of Buying or Selling a Home In a real estate transaction, property taxes are typically prorated between buyer and seller at closing. That means if the seller has already paid taxes for a period the buyer will occupy the home, the buyer reimburses the seller through the closing statement—or vice versa. This ensures that each party pays their fair share of taxes based on the time they owned the home during the tax year. Final Thoughts Arizona’s property tax system is both stable and comparatively affordable, which is one of the reasons the state remains an attractive option for homeowners, retirees, and real estate investors alike. But low rates don’t mean property taxes should be overlooked—especially in a fast-appreciating market. Whether you're budgeting for a home purchase, reviewing your annual tax bill, or evaluating investment performance, understanding how Arizona property taxes are calculated and when they’re due helps you stay ahead. Smart real estate decisions always include a look at the full financial picture—and property taxes are a key part of that equation.
Arizona is known for its desert landscapes, abundant sun shine, and unique architecture—but beneath the surface lies an invisible element that more homeowners and buyers need to be aware of: radon. While often overlooked in the Southwest, radon is a real and potentially serious concern in parts of Arizona. Understanding how it impacts residential properties and the steps you can take to test and mitigate it can help protect your health and investment during a real estate transaction. What Is Radon and Why Does It Matter in Arizona? Radon is a naturally occurring radioactive gas produced by the decay of uranium in soil and rock. It rises from the ground and can seep into homes through foundational cracks, slab openings, crawl spaces, and even well water. It is colorless, odorless, and tasteless—making it undetectable without testing. Although radon is more commonly associated with regions like the Midwest and Northeast, Arizona is not exempt. In fact, elevated radon levels have been detected in several parts of the state, particularly in northern counties like Yavapai, Coconino, and Gila, and even in parts of Maricopa County. Arizona’s varied geology means radon risks are not uniform statewide, but localized hot spots do exist. According to the Environmental Protection Agency (EPA), radon is the second leading cause of lung cancer in the U.S., contributing to more than 20,000 deaths annually. Long-term exposure to elevated radon levels in the home is the primary concern, making awareness and prevention key—especially in real estate. Testing for Radon in Arizona Homes In Arizona, radon testing is not yet mandated by state law, but it is strongly encouraged by both the EPA and the Arizona Radiation Regulatory Agency (ARRA). The only way to determine radon levels in a property is through testing, and for home buyers, including a radon test as part of the home inspection is a smart move—especially for properties with basements or crawl spaces. Testing is simple, affordable, and non-invasive. It can be done using a short-term test (typically 2–7 days) or a long-term test (over 90 days). Short-term testing is common in real estate transactions due to time constraints. Professional radon inspectors use continuous monitoring devices that provide real-time readings and generate a detailed report at the end of the testing period. What If Radon Levels Are High? The EPA recommends mitigation if radon levels are at or above 4.0 picocuries per liter (pCi/L) of air. If a test in Arizona reveals elevated levels, there’s no need to panic—radon mitigation is straightforward and highly effective. Most mitigation systems involve sub-slab depressurization, where a vent pipe and fan system are installed to draw radon gas from beneath the home and release it above the roofline. These systems typically cost between $1,000 and $2,500 depending on the home’s design and foundation type. Many homes in Arizona are built on slab foundations, which makes installation easier in many cases. Once installed, a mitigation system can reduce radon levels by up to 99%, and its presence can even be a selling point—demonstrating that the home has been proactively cared for. What Arizona Buyers and Sellers Should Know For buyers: Always consider a radon test, especially in homes located in higher-risk areas or with basements or crawl spaces. Testing gives you peace of mind and the ability to negotiate for remediation if needed before closing. For sellers: Conducting a radon test before listing your home can prevent future delays and show potential buyers that you’ve taken their health and safety seriously. If elevated levels are found, installing a mitigation system ahead of time can add to your home’s value and marketability. Arizona Disclosure Laws Arizona does not currently require sellers to test for or disclose radon unless they have specific knowledge of elevated levels. However, transparency builds trust. If your home has been tested or has a mitigation system, share that information upfront. It can streamline negotiations and help avoid last-minute complications. The Bottom Line Radon may not be top-of-mind when you think about Arizona real estate, but it should be part of every serious home buying or selling conversation. Testing is quick and inexpensive, and mitigation—if needed—is both effective and affordable. In a market where trust, transparency, and long-term investment matter, understanding radon is more than just a health precaution—it’s a sign of a well-informed and responsible real estate decision. Whether you're moving to the mountains of Flagstaff, the heart of Phoenix, or a peaceful desert suburb, make sure radon is part of your checklist.