The Pima County Assessor’s Office is responsible for locating, listing and valuing all of the properties under its jurisdiction that are to be listed on the tax rolls.  This includes both real and personal property.

All property must be valued at full cash value or market value. All property also has a limited value that cannot exceed the full cash value. The limited assessed value is the basis for computing primary taxes for the maintenance and operation of school districts, cities, community college districts, counties, and the state. The assessed value derived from the full cash value is the basis for computing secondary taxes for bonds, budget overrides, and special districts such as fire, flood control, and other limited purpose districts.

The assessed value is derived by multiplying the full cash value and the limited value by the assessment ratio.  The assessed value divided by 100, times the tax rate (set annually, 3rd Monday in August) determines property taxes which are billed in September.

All of these values are determined on an annual basis. 

Full Cash Value

There are three methods of appraising or establishing the full cash value of property:

Sales Comparison Method/Market Approach
The Market Approach, also known as the sales comparison method compares property to other similar properties that have sold.  Our office uses the previous 3 years of sales. For all properties, the sales comparison approach can be utilized.  Recent market transactions are analyzed for a given location and then property values are determined based on those transactions.  Sales prices determine values for individual characteristics (like a pool, or a garage, square foot), which are then applied to all of the properties in that particular area.

Cost Approach
In this approach the replacement cost less depreciation is determined based on how much it would take at today’s material and labor costs to replace the existing structure.  Then the value of the land is added to arrive at the value for the property.  Some properties are valued statutorily or overridden based on market sales; some are modeled.

Income Approach
This method utilizes the capitalization of the property’s net income to determine its value.

For a more detailed explanation, please view the information provided for each property type.
Residential
Commercial
Land
Manufactured Homes

Assessment Ratio

In addition to determining the value, the Assessor must identify the appropriate assessment ratio to be applied to the property.  These ratios are determined by the current use of the property and can be categorized into the major legislative classes below.

If two or more legal class definitions apply to a single property, a combined assessment ratio will be printed on the front of this notice, and an "M" (mixed use) will appear in the class column. The legal description on the face of this notice may be incomplete due to space limitation. Please notify your assessor of any address changes.

Limited Property Value

Your property assessment also contains a "Limited Value". This is a value that is determined by applying a statutory formula for a specific tax year. This is limited in the amount it can increase and shall not exceed the current full cash value. The revenue from this value pays for the primary taxes (all governmental entities and services.)
For more information visit, Arizona Revised Statues 42-13301 - Limited property value

Notification

The Assessor is required to notify the owner of record with a Notice of Valuation via mail at the last known address on or before March 1st. (Keep your mailing address up to date) If the property owner feels that their property has been improperly valued or erroneously listed, they may petition the assessor for review within 60 days of the NOTICE DATE on the front of the card or file directly with tax court. More information on this can be found under Appeals Information.