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Pima County's assessment ratio means effective tax rates are low — but incorrect appraisals still cost money. Ownwell manages the appeal with no upfront cost.
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Frequently Asked Questions
How does Arizona's dual property value system work in Pima County?
Every Pima County property has two values. The Full Cash Value (FCV) is the Assessor's estimate of market value. The Limited Property Value (LPV) is what your taxes are actually calculated on — and it can increase no more than 5 percent per year for residential property regardless of market movements. Even if the FCV jumps sharply in a hot market, your tax bill can only reflect a 5 percent annual LPV increase. Both values appear on your Notice of Value, mailed by March 1 each year.
How do I appeal my Pima County property tax assessment?
For the standard annual Notice of Value, you have 60 days from the notice date to file a Petition for Review with the Assessor at 240 N. Stone Avenue. After the Assessor issues a decision, you have 25 days to appeal to the County Board of Equalization — or you can bypass the Board and go directly to Arizona Tax Court within 60 days of the Assessor's decision. Pima County (along with Maricopa) has one additional appeal level: after the Board of Equalization, you can appeal to the Arizona State Board of Equalization (SBOE). Ownwell handles the process and only charges if you save.
What is the Senior Valuation Protection Program?
The Senior Valuation Protection Program allows qualifying Pima County homeowners who are 65 or older with income below the annually adjusted threshold to freeze their property's Full Cash Value at the level from the year they first qualify. Once frozen, the FCV cannot increase regardless of market appreciation — providing significant long-term property tax protection for seniors on fixed incomes in a rising market. Apply once with the Pima County Assessor at 520-724-8630 or visit asr.pima.gov/valuationrelief.
Where do I file for probate in Pima County?
The Probate Court of the Arizona Superior Court is at 110 West Congress Street, 1st Floor, Tucson. Call the Probate Clerk at 520-724-3230. Arizona has no state estate or inheritance tax. Small Estate Affidavits are available for personal property under $75,000 (30-day wait after death) and for real property equity under $100,000 (2-year wait). For larger estates or faster real property transfers, formal probate is required.
Does Arizona have an estate or inheritance tax?
No. Arizona has no state estate tax and no state inheritance tax. Only federal estate tax applies, with a $15 million per-individual exemption in 2026. This makes Arizona one of the most favorable states for estate transfers, which is part of its appeal as a retirement destination for residents relocating from higher-tax states like California, Illinois, or the Northeast.
What makes Pima County's appeal process different from other Arizona counties?
Pima County and Maricopa County are the only two Arizona counties that can appeal property valuation decisions to the Arizona State Board of Equalization (SBOE) as an additional step after the County Board of Equalization — giving Pima County property owners one more formal appeal level not available in other counties.
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