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Pima County · Tucson, AZTucson, AZ property taxes. Values cooled. Check yours.
In January 2026, the typical home in Tucson was worth about $326,000, 3.9% below the August 2024 peak of $339,000. If your assessment still reflects peak-era prices, an appeal may be worth filing.
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What Tucson home values did
Tucson values peaked in August 2024 and were 3.9% lower by January 2026. In the year to January 2026, they fell 2.7%. That's in line with Pima County as a whole (-2.6%).
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 | $252,000 | +13.5% |
| January 2022 | $308,000 | +22.0% |
| January 2023 | $327,000 | +6.3% |
| January 2024 | $334,000 | +2.2% |
| January 2025 | $335,000 | +0.2% |
| January 2026 | $326,000 | -2.7% |
| August 2026 (latest) | $322,000 | -1.2% since January |
Peak since 2021: $339,000 in August 2024. January 2026 was 3.9% below it.
What to check on your notice
If your 2026 notice shows a higher value than last year, ask why. The typical Tucson home lost 2.7% 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.
How Tucson compares nearby
Among 10 Pima County places, Tucson has the 4th largest drop from its peak and the 6th highest typical value. Statewide, its 1-year change ranks 36th of 144 Arizona places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Tucson | $326,000 | -2.7% | -3.9% |
| Oro Valley | $506,000 | -1.3% | -2.0% |
| Marana | $422,000 | -2.1% | -3.5% |
| Sahuarita | $353,000 | -2.8% | -6.0% |
| Green Valley | $281,000 | -4.0% | -5.6% |
| Tortolita | $621,000 | +2.7% | At peak |
| South Tucson | $220,000 | -4.7% | -5.7% |
| Catalina | $407,000 | -1.5% | -1.9% |
| Three Points | $284,000 | +0.6% | At peak |
| Ajo | $131,000 | +0.8% | -1.1% |
Deadline and where to file
Tucson values are set by the local county assessor. 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.
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.
The Pima County guide covers the full Arizona appeal process: forms, fees, hearing levels and what happens next.
Building a Tucson case
Averages explain why a case might work. The decision turns on evidence about one property. Tucson 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.
Get your Tucson 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.