Search a Maricopa Assessment and Decode the Property Record Behind It
Maricopa County’s Assessor search is unusually flexible: you can look up real estate by APN, owner name, address, subdivision, MCR number, city, ZIP code or section-township-range. The result is more than an owner lookup—it connects the parcel to valuation, classification, deed and tax information.
Arizona also uses two values that commonly confuse homeowners: Full Cash Value (FCV) and Limited Property Value (LPV). FCV reflects market value and is appealable; LPV normally drives the taxable assessed value and can move differently from the housing market.
Quick answer: search the Assessor first, then use the record that matches your task
Start at the official Maricopa County Assessor. The main search accepts an APN, owner name, street address and several other local identifiers. After you identify the correct parcel, use the Assessor record for valuation, the Treasurer for the tax bill and the Recorder for deeds or other recorded documents.
Maricopa assessment facts
Choose the Maricopa County record you actually need
The same property can appear in Assessor, Treasurer and Recorder systems for completely different reasons.
Assessor, Treasurer and Recorder records answer different property questions
FCV / LPV
Property characteristics
Payments
Delinquency
Liens
Recorded documents
Parcel context
Subdivision
What you need |
Office |
Use it for |
Do not confuse it with |
|---|---|---|---|
Owner / APN / property characteristics |
Assessor |
Parcel and assessment record |
Official proof of title |
Full Cash Value or Limited Property Value |
Assessor |
Annual valuation record |
Actual current tax balance |
Property-tax bill or payment status |
Treasurer |
Tax account and amount due |
Market-value appeal |
Deed, lien, plat or recorded document |
Recorder |
Recorded Document Search |
Assessor ownership display as title research |
Exact legal boundary |
Recorded plat / professional survey |
Legal boundary evidence |
Online parcel map alone |
Maricopa County gives you several ways to find a parcel
The Assessor’s search is more flexible than a basic address lookup. Use the identifier you already trust instead of forcing every property into one search method.
Enter the Assessor Parcel Number with or without dashes. The County search accepts several common formats.
- 111-11-111-A
- 11111111
- 11111111a
Enter the owner’s name in full. The Assessor specifically advises against abbreviating the first name.
Owner-name search is useful for finding an APN, but the Recorder remains the better source when your real question is a recorded deed or lien.
Best when you know the owner but not the APN.Use a normal Arizona address format: house number, direction, street name and abbreviated street type. City, state and ZIP can be omitted.
- 123 E Main
- 123 E Main ST
- 123 E Main ST Phoenix
- 123 Main ST 85001
Other Maricopa search methods
The APN is the best identifier to carry between Maricopa property systems
Maricopa County calls the parcel identifier the APN — Assessor Parcel Number. The number progressively identifies the Assessor book, map and specific parcel. A letter can appear after the parcel number when a split is involved.
What to inspect after you open the Maricopa parcel record
Record item |
What it tells you |
What to verify |
|---|---|---|
APN |
The County parcel identifier. |
Keep it with your tax and deed research. |
Property address |
Situs/location address. |
Do not confuse it with the owner’s mailing address. |
Owner information |
Ownership information reflected in the Assessor system. |
Recent deeds can take time to flow into the Assessor display. |
Legal class |
Statutory property-use classification. |
Owner-occupied, rental, vacant, commercial or another applicable class. |
Assessment ratio |
Percentage used to convert taxable value to assessed value. |
Common residential classes generally use 10%. |
Full Cash Value |
The Assessor’s market-value estimate. |
Correct valuation year. |
Limited Property Value |
Value generally used to calculate Arizona real-property taxes. |
Do not assume it should move exactly with FCV. |
Deed number |
Link/reference to the currently associated recorded deed. |
Use the Recorder when you need the actual recorded document. |
MCR / subdivision |
Subdivision/plat information tied to the parcel. |
Useful for plat-map and neighborhood record research. |
FCV and LPV answer two different questions
Full Cash Value can fall while LPV still rises
Full Cash Value (FCV) is the Assessor’s estimate of market value for the tax year shown on the Notice of Value. FCV is the value normally challenged in a valuation appeal.
Limited Property Value (LPV) is generally the value used to calculate primary and secondary property taxes. Proposition 117 limits ordinary Rule A LPV growth, so LPV can follow a different path from the real-estate market.
Term |
Main purpose |
Can it change differently? |
Appeal point |
|---|---|---|---|
Full Cash Value (FCV) |
Approximate market value for assessment purposes. |
Yes. It can move with market conditions and appraisal factors. |
This is the appealable value on the valuation notice. |
Limited Property Value (LPV) |
Usually forms the taxable value base for real property. |
Yes. Rule A and Rule B can make it move differently from FCV. |
LPV itself is not the normal appealable market value. |
Assessment ratio |
Statutory percentage based on legal class. |
Depends on property classification and state law. |
Incorrect classification can require correction. |
Assessed value |
LPV × applicable assessment ratio for most real property. |
Moves when LPV or legal class changes. |
Used by the Treasurer in tax calculations. |
Do not mix the 2026 tax bill with the 2027 Notice of Value
Arizona values real property one year ahead. The Assessor mailed the 2027 Notice of Valuation on February 20, 2026. That notice is not the 2026 Treasurer tax bill.
What changed in the 2027 notices?
Rule A and Rule B explain many “Why did my LPV change?” questions
Rule A generally limits LPV growth to 5% per year, and LPV cannot be higher than FCV.
This is why the taxable value can rise modestly even when FCV is flat or declining.
Rule B applies when a qualifying significant change causes the property to be brought into line with comparable properties rather than simply continuing the ordinary Rule A limit.
A Rule B result can be higher or lower than the property’s previous LPV depending on the property and comparison percentage.
Calculate a residential assessed value from the parcel record
Maricopa LPV-to-tax calculator
Enter the FCV and LPV shown on the parcel record plus the combined tax rate shown for the property. The tool uses a 10% residential assessment ratio for this illustration.
Use the parcel’s actual legal class and tax rate for an official comparison. Mixed-use and non-residential property can use different ratios.
Formula: LPV × 10% = residential assessed value. Assessed value ÷ 100 × entered tax rate = illustrative tax.
A recorded deed can appear before the Assessor owner name changes
The Assessor receives a large volume of documents from the Recorder. For an ordinary house on a subdivision lot, the County says a recorded ownership change can take roughly 4–8 weeks to display on the Assessor website.
Use the Recorder when “property records” means deeds, liens, plats or CC&Rs
The Assessor can help identify the parcel and may show the current deed number, but recorded legal documents belong to the Maricopa County Recorder’s Office.
Maricopa County now provides large Assessor datasets as free downloads
In March 2026, the Assessor announced that detailed bulk property datasets that previously required formal requests or purchases were being made available for free through its Data Downloads page.
In September 2026, a valuation appeal and a Notice of Claim are not the same filing
Procedure |
Use it when |
Current 2026 timing |
|---|---|---|
Real Property Appeal |
You disagree with the 2027 FCV or legal classification shown on the Notice of Value. |
Ordinary Assessor deadline was April 21, 2026 and has passed. |
State Board of Equalization |
Further administrative review after an eligible Assessor appeal. |
2026 decision deadline is October 15. |
Tax Court / Small Claims |
Court-level valuation appeal when eligible. |
General 2027 Notice of Value court deadline is December 15, 2026; decision-based deadlines can also apply. |
Notice of Claim |
Qualifying factual error or legal-classification error. |
Can address calendar year 2026 and up to three preceding tax years; file Jan. 1–Dec. 31. |
The Arizona “Senior Freeze” freezes LPV, not the property-tax bill
Maricopa County’s Senior Value Protection Program can freeze the Limited Property Value of an eligible primary residence for three years. Tax rates can still change, so the program does not freeze the final dollar amount of property taxes.
Use the Treasurer when you need the tax amount, payment history or delinquency status
The Assessor does not compute or collect the property-tax bill. The Assessor supplies assessed values; the Treasurer bills, collects and distributes the resulting property taxes.
Before paying or relying on a tax balance
Maricopa County Assessor contact and downtown Phoenix office
Property assessment assistance
Maricopa County tax assessment search and records FAQs
1. How do I search a Maricopa County property assessment?
Use the official Maricopa County Assessor website. You can search by APN, owner name, property address, subdivision, MCR number, city, ZIP code or section-township-range. Open the parcel result and verify the APN before relying on its valuation.
2. Can I search Maricopa County property records by owner name?
Yes. The Assessor allows owner-name searching and advises entering the owner’s name in full without abbreviating the first name. For deeds, liens or other recorded documents, use the County Recorder’s document search instead.
3. What does APN mean in Maricopa County?
APN means Assessor Parcel Number. It is the County’s parcel identifier and is the most useful number to keep when moving between assessment, map and tax records.
4. What is the difference between FCV and LPV in Maricopa County?
Full Cash Value is the Assessor’s estimate of market value and is the normal appealable valuation. Limited Property Value is generally the value used to calculate real-property taxes and follows Arizona’s Rule A or Rule B limitations.
5. Can my Maricopa FCV decrease while my LPV increases?
Yes. FCV follows market valuation while LPV follows separate statutory rules. Under Rule A, LPV can generally increase by up to 5% per year as long as it does not exceed FCV.
6. What assessment ratio is used for a typical Maricopa County home?
Common residential legal classes use a 10% assessment ratio. For example, a $300,000 LPV produces a $30,000 assessed LPV. Mixed-use or differently classified property can use a different ratio.
7. Why does my February 2026 valuation notice say tax year 2027?
Arizona establishes real-property values one year ahead. Maricopa County mailed the 2027 Notice of Valuation on February 20, 2026, so it should not be confused with the 2026 Treasurer tax bill.
8. Can I still appeal my 2027 Maricopa County valuation in September 2026?
The ordinary Assessor-level deadline was April 21, 2026. Owners who filed timely appeals may still have State Board or court rights. The general court deadline is December 15, 2026, while decision-based deadlines can also apply.
9. What if the Maricopa Assessor record contains a factual error?
A Notice of Claim may be available for a qualifying factual or legal-classification error affecting calendar year 2026 and up to three prior years. The County accepts claims during the calendar year and has 60 days to respond.
10. How long does a new deed take to appear in Maricopa County Assessor records?
The County says an ordinary house purchase on a subdivision lot can take roughly four to eight weeks after recording before the ownership change appears on the Assessor website. Use the Recorder’s document search when you need the recorded deed sooner.
Official sources used for this page
- Maricopa County Assessor — parcel search, property values, ownership and assessment services.
- How Do I Search — APN, owner, address, subdivision, MCR, ZIP and STR search instructions.
- Valuation Notice FAQs — FCV, LPV, assessment ratio and Notice of Value definitions.
- Understanding LPV — Rule A, Rule B and assessed-value calculations.
- Residential Property Calendar — 2027 Notice and 2026 appeal dates.
- Maricopa Appeals — valuation and legal-class appeal procedures.
- Notice of Claim — factual-error and classification correction process.
- Assessor Data Downloads — free bulk property and assessment datasets.
- Maricopa County Treasurer — tax bills, payment and delinquency records.
- Maricopa County Recorder — deeds, liens, plats and recorded-document research.
Khushboo Bobade is the editor and digital publisher of CountyAuditors.org. She oversees the research and editorial process for the website, ensuring that information about county auditor offices, property records, and government resources is accurate, verified, and easy for visitors to understand.
10 Ohio Property Tax Calculators & Auditor Tools
Built specifically for Ohio's 35% assessment ratio, current DTE forms, and 2026 Homestead, Owner-Occupancy, CAUV, Conveyance Fee, and Board of Revision rules. Every number reflects verified Ohio Department of Taxation amounts.
Annual Tax Bill Estimator
OHIOApplies Ohio's 35% assessment ratio plus your county's effective millage tier — the actual math your auditor uses.
Homestead Reduction Calculator
DTE 105A2026 Ohio Homestead: $29,000 general or $58,000 enhanced (100% disabled vet, KIA spouse). OAGI under $41,000 required for non-veteran applicants.
Owner-Occupancy & Non-Business Credits
DTE 105CEvery Ohio owner-occupied home qualifies for the 2.5% Owner-Occupancy Credit plus the automatic 10% Non-Business Credit. Most owners don't realize these stack.
Conveyance Fee Calculator
ORC 322When you sell or transfer Ohio property, the auditor collects $1 state + up to $3 county per $1,000, plus $0.50 per parcel. Counties choose their rate.
CAUV Agricultural Savings
DTE 109Ohio's Current Agricultural Use Value cuts taxable value dramatically for farmland (10+ acres, or smaller with $2,500+ annual gross income).
Mill Rate Converter
Ohio tax rates appear three ways on auditor sites: mills, percent, or dollars per $1,000. Convert between them instantly.
Parcel Number Cleaner
Ohio's 88 counties each format parcels differently — Franklin uses 010-123456-00, Cuyahoga uses 001-23-456, Hamilton uses 100-0001-0001-00. Auto-detects.
35% Ratio Sanity Check
Ohio law sets taxable value at 35% of market value. If yours is significantly higher, you're a strong BOR appeal candidate.
BOR Appeal Savings
DTE 1A successful Board of Revision complaint typically cuts your value 10–20%. Filing is free and stays in effect until the next reappraisal.
BOR Deadline Countdown
MAR 31Ohio's statutory Board of Revision filing deadline is March 31 for the prior tax year. Miss it and you wait until next year — no extensions.
Verify with the official Ohio source
These calculators use the verified 2026 Ohio Department of Taxation amounts and statutory rules. For your exact bill, exemption status, and county-specific deadlines, always confirm with your county auditor and the Ohio Revised Code:
Estimates use Ohio's 35% statutory assessment ratio and effective tax rate tiers averaged across major Ohio counties. Your actual bill depends on local school levies, voted millage, inside vs. outside millage splits, House Bill 920 reduction factors (HB 920), and special assessments. The 2026 Homestead general amount ($29,000) and enhanced amount ($58,000) reflect HB 187 inflation indexing — your county auditor's office may show slightly different transitional figures. Nothing here is legal or tax advice. CountyAuditors.org is an independent informational directory, not affiliated with any county government.