Property Tax Appeal Appraisals in Maricopa County, Arizona

Reviewed by Mark Green, SRA, Arizona Certification 22309 · Last reviewed October 31, 2026

Request an Appraisal Call 480.390.1979

Know the Arizona Process

1. Notice of Value. The Assessor mails a Notice of Value each year. The mailing date is printed on it, and your appeal deadline is 60 days from that date.
2. Assessor review. You file a petition with the Assessor, online or through a representative. The Assessor reviews it and responds.
3. State Board of Equalization. If you disagree with the Assessor’s decision, you can appeal to the State Board of Equalization within 25 days of that decision.
4. Tax Court or Small Claims. The last step is Superior Court. Court deadlines are strict, so confirm them with the Assessor or an attorney.

What You Can Appeal

You can appeal the full cash value and the legal classification shown on the notice. Your tax bill is calculated from the limited property value, which Arizona caps at a 5% increase per year unless the property changes significantly, for example through new construction. Because of that cap, a lower full cash value does not always reduce this year’s tax bill. Read your notice, and ask your CPA or tax professional how the numbers apply to you.

When an Appraisal Helps

• Your notice shows a value well above what comparable homes sold for.
• The Assessor’s records have the wrong square footage, bedroom or bathroom count, or lot size. We can also measure your home to ANSI standards.
• Your home has damage, deferred repairs or other conditions the records do not reflect.
• Neighborhood values changed since the valuation date on your notice.

What We Do

We value the property as of the valuation date stated on your Notice of Value, not as of today. The report includes comparable sales from that period, adjustments explained in plain language, photos and condition notes. Ask the Assessor what evidence they accept; we sign and certify every report.

Fees and Timing

Tax appeal appraisals of a standard single-family home start at $500. Larger, unusual or multi-unit properties are quoted before work starts. Because the deadline runs from the mailing date on your notice, order early.

We usually confirm your schedule within 24 hours of your request. The signed report is typically delivered within 5 business days of the inspection, and rush service delivers within 48 hours of the inspection.

Frequently Asked Questions

What is the deadline to appeal my Maricopa County property valuation?

Sixty days after the Notice of Value is mailed. The date is printed on the notice.

What is the difference between full cash value and limited property value?

Full cash value is the Assessor’s estimate of market value. Limited property value is the figure used to calculate your taxes, and it is capped at 5% annual growth unless the property changes significantly.

Will an appraisal lower my taxes?

Not necessarily. It supports your case that the full cash value is too high. Results depend on the Assessor’s review and on how your limited property value compares.

Do I need an appraisal to appeal?

No. You can appeal with public sales data. An independent appraisal gives you a signed, USPAP-compliant opinion of value, which many owners find more persuasive.

What valuation date will the appraisal use?

The valuation date stated on your Notice of Value.

How much does a tax appeal appraisal cost?

Fees start at $500 for a standard single-family home. We quote every property before work starts.

Do you cover areas outside Maricopa County?

We serve Maricopa County and northern Pinal County. Each county has its own appeal process, so check the deadline on your notice.

All appraisal services are performed in compliance with USPAP and applicable state and federal regulations. Mark Green, Arizona Certification 22309. Jen Green (Lynette J. Green on her Arizona license), Arizona Certification 1046370. This page gives general information, not legal or tax advice. Consult your attorney or CPA.