Arizona voters approved Proposition 104 in the 2000 General Election. The proposition amended the Arizona Constitution to provide for the "freezing" of the Full Cash Value of homes owned by qualifying seniors. These are the requirements, ALL of which must be met:
- The applicant's name must be on title of the property.
- The applicant be a minimum of age 65 at the time the application is filed.
- The Property must be the primary residence of the applicant for a minimum of two (2) years. An applicant can only have one primary residence. Rentals, Duplexes, apartments, mixed use properties, and properties on more than ten (10) acres do not qualify for this program. A primary residence is defined as "that residence which is occupied by the applicant for an aggregate of nine (9) months of the calendar year".
- The applicant must have lived and owned the home for at least two (2) years prior to applying for the option.
- The household total income from ALL sources, including non-taxable income, cannot exceed $34,080 for a single owner or $42,600 for two or more owners.
All information listed on the application will be verified by the Assessor's Office.
If the owner meets all of these requirements, the valuation of the primary residence will remain fixed for a three (3) year period. To remain eligible the owner is required to renew the option during the last six (6) months of the three (3) year period upon receipt of a notice of re-application from the County Assessor. The freeze terminates if the owner sells the home, adds new construction, or otherwise becomes ineligible. The property then reverts to its current full cash value as determined by the County Assessor.
Please be aware that:
- Only your FULL CASH VALUE will be frozen. The TAX RATES that are set by the Board of Supervisors will NOT be frozen. Your taxes will continue to fluctuate.
- Your frozen Full Cash Value will remain frozen even in the event of a declining real estate market.
- Until your Limited Value reaches the amount of your Full Cash Value, your taxes may increase.
- Any changes to the property (such as new construction or demolitions) that will change your Full Cash Value will result in the removal of the freeze.
- If you file a Petition for Review of Valuation while the value is frozen under this Prop.104 program, your frozen value may be eliminated depending on the reviewing authorities' decision.
- The application period runs from March 1, 2013 to September 1, 2013.
Instructions for Applying
The property owner may submit an application beginning March 1, 2013. Please review your 2014 Valuation Notice card closely to be sure that your 2014 value will be higher than your 2013 value.
If your 2014 value is lower than your 2013 value, it is not to your benefit to freeze your valuation for 2013.
Please consider current and anticipated market conditions when making your decision to freeze your value or not. Consult a real estate professional if needed.
Download the Senior Property Valuation Protection form (along with guidelines and instructions) or call (520) 724-7500.
Documents to verify age may be one of the following:
- birth certificate
- Arizona driver's license
Documents to verify income sources should include:
- copies of your federal tax returns pages 1 & 2 (if you have business income or rent income please provide either schedule C or E or both)
- copies of your Social Security benefits statements
- 1099 forms from your financial institutions
- copies of year end statements from your financial institutions listing interest.
You can contact the Social Security Administration for copies of your statement at 1-800-772-1213.
All documents verifying all household income, age, and residency MUST be submitted along with initial application. Each income source listed on the application must have documentation. Income documents must be submitted for all three years listed on the application. Applications not providing documentation will be returned.
Please be sure to sign and date your application before submitting it to our office. All unsigned applications will be returned.
The deadline for submitting the application is September 1st 2013. You will be notified no later than December 1st on the decision of your application. Please do not call prior to December 1st to inquire about your application.
Mail applications to:
Pima County Assessor's Office
33 N. Stone Ave, Suite 130
Tucson, AZ 85701
For more information please call (520) 724-7500