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Arizona · Pima CountyPima County, AZ property taxes. Values cooled. Check yours.
In January 2026, the typical home in Pima County was worth about $342,000, 3.7% below the August 2024 peak of $356,000. If your assessment still reflects peak-era prices, an appeal may be worth filing.
Check my Pima County home for free →
What Pima County home values did
Pima County values peaked in August 2024 and were 3.7% lower by January 2026. In the year to January 2026, they fell 2.6%. That's weaker than Arizona as a whole (+0.2%).
Values kept sliding after January: by August 2026 the typical home was 1.2% lower again, which matters for next year's notice.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $265,000 | +13.0% |
| January 2022 | $324,000 | +22.0% |
| January 2023 | $344,000 | +6.3% |
| January 2024 | $351,000 | +2.1% |
| January 2025 | $352,000 | +0.1% |
| January 2026 | $342,000 | -2.6% |
| August 2026 (latest) | $338,000 | -1.2% since January |
Peak since 2021: $356,000 in August 2024. January 2026 was 3.7% below it.
Where Pima County values fell most
Every Pima County place with enough data, ranked by the gap between January 2026 and its post-2021 high. Each links to its own guide.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Amado | $259,000 | -4.1% | -6.2% |
| Sahuarita | $353,000 | -2.8% | -6.0% |
| South Tucson | $220,000 | -4.7% | -5.7% |
| Green Valley | $281,000 | -4.0% | -5.6% |
| Tucson | $326,000 | -2.7% | -3.9% |
| Marana | $422,000 | -2.1% | -3.5% |
| Oro Valley | $506,000 | -1.3% | -2.0% |
| Catalina | $407,000 | -1.5% | -1.9% |
| Ajo | $131,000 | +0.8% | -1.1% |
| Sonoita | $570,000 | +0.1% | -0.3% |
| Tortolita | $621,000 | +2.7% | At peak |
| Three Points | $284,000 | +0.6% | At peak |
What to check on your notice
If your 2026 notice shows a higher value than last year, ask why. The typical Pima County home lost 2.6% over the same stretch. A higher number can still be right for a specific home, for example after a remodel, but the county assessor should be able to explain it.
Keep the state's limits in mind: Limited Property Value (LPV) is used for primary property taxes. It can rise no more than 5% a year over the prior year's LPV and can never exceed full cash value. Secondary taxes use full cash value.
How an Arizona appeal works
Values in Pima County are set by the local county assessor, and the appeal starts there. The rules below apply statewide; your notice has the exact dates and office for your property.
| Who sets the value | County assessor. Each of Arizona's 15 counties has an elected county assessor who classifies and values property. The Department of Revenue only values a few centrally assessed types like utilities and mines. |
|---|---|
| Valuation date | January 1 (valuation year; values are set for the following tax year) |
| Your notice | Notice of Value |
| Deadline | File a Petition for Review of Real Property Valuation with the county assessor within 60 days of the date the assessor mailed your Notice of Value. Notices can be mailed any time from January 1 to the end of February, so most deadlines fall between March 1 and April 28 or 29. |
| First step | Petition to the county assessor, with an optional informal conference. The assessor must rule on real property appeals by August 15. |
| If you still disagree | Appeal to the county Board of Equalization within 25 days of the assessor's decision notice (decision due by October 15). After that, a judicial appeal in tax court within 60 days of the last administrative decision, or in certain cases by December 15. You may also skip the administrative steps and file in court on or before December 15. |
| Form | Form DOR 82130, Petition for Review of Real Property Valuation |
Reading this in fall 2026? Arizona's window for 2026 values has closed. The next chance is the 2027 Notice of Value, which counties mail between January 1 and the end of February 2027. You will have 60 days from the mailing date on that notice, so plan to file by roughly March to late April 2027. If you appealed in 2026 and lost, the court deadline of December 15, 2026 may still apply, so check your decision letter now.
- You can have a registered property tax agent or an attorney represent you.
- Taxes on a property under judicial appeal must be paid before they go delinquent or the court will dismiss the appeal.
- A small claims court option exists for Class Three property, for full cash value of $2,000,000 or less, or for disputed taxes under $5,000.
Find your local office in the Arizona Department of Revenue property tax page with county assessor contacts.
Building a Pima County case
A citywide index shows the trend. Your case needs your house. Pima County is part of the Tucson metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Include substantial support with the petition: the law requires your opinion of value plus information to justify it.
- Use recent sales of similar homes, or a recent appraisal, as of the valuation date.
- Check whether your LPV is close to your full cash value. If it is far below, a lower full cash value may not change your primary tax bill.
Get your Pima County appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your Arizona appeal. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. Arizona forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: Arizona Department of Revenue, Property Tax Appeals (Feb 2024), A.R.S. 42-16051, Petition to assessor, Arizona Constitution Art. 9 Sec. 18, limit on increase in values, A.R.S. 42-13301, Limited property value. Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.