Maricopa County CAD – Property Search, Records & Appraisal District

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Maricopa County, Arizona property guide

Maricopa County Assessor Parcel Search, Values and Tax Records

Search a Maricopa County parcel by Assessor Parcel Number, street address, owner, subdivision, city, ZIP code or map location. Then review its Full Cash Value, Limited Property Value, legal class, assessed value, lot information, buildings and ownership history.

This guide replaces inaccurate “Maricopa County CAD” instructions with Arizona’s real three-office workflow: the County Assessor values property, the Treasurer bills and collects property tax, and the Recorder preserves deeds and recorded documents.

Search assessor parcels View tax bill Search recorded deeds
Official systems checked August 4, 2026
Correct valuation office County Assessor Maricopa County does not operate a Texas-style Central Appraisal District.
Current real-property cycle 2027 Notice of Value Notices mailed February 20, 2026 affect the 2027 property-tax year.
Parcel identifier APN The Assessor Parcel Number is the most precise lookup key.
Downtown office 301 W. Jefferson Phoenix, AZ 85003. Assessor office hours are Monday–Friday, 8 a.m.–5 p.m.

Important Arizona terminology correction

There is no “Maricopa County CAD,” “Central Appraisal District,” “Appraisal Review Board” or universal Texas-style homestead exemption. Arizona property owners work with the Maricopa County Assessor, and valuation appeals follow Arizona’s Petition for Review process.

A primary residence may receive the correct owner-occupied legal classification, while separate programs provide Senior Valuation Protection and personal exemptions for qualifying widowed, totally disabled and veteran applicants.

Choose the correct county system

Start With the Maricopa County Office That Handles Your Task

The Assessor parcel page, Treasurer tax account and Recorder deed index contain related but different information. Opening the correct system first prevents incorrect payments, missed appeal deadlines and ownership confusion.

1

Find a parcel or address

Search the Assessor’s map for the APN, owner, address, legal classification, values, lot data and building characteristics.

Open Parcel Viewer →
2

Dispute a valuation

Review the Assessor’s appeal page, deadline and Petition for Review requirements for the applicable property type and tax year.

Open valuation appeals →
3

Check or pay property tax

Use the Treasurer’s parcel system for tax bills, balances, receipts, due dates, payment history and online payment.

Open Treasurer parcel search →
4

Apply for valuation relief

Review Senior Valuation Protection, personal exemptions and legal-class verification through the Assessor.

Open relief programs →
5

Find a deed or lien

Search the Recorder’s index for deeds, deeds of trust, releases, liens, plats and other recorded documents.

Open Recorded Document Search →
6

Correct a factual error

Contact the Assessor when square footage, use, legal class, owner mailing address or another parcel fact appears incorrect.

Send an Assessor inquiry →
Do not use maricopacad.org or another guessed “CAD” domain. The official Assessor website uses the maricopa.gov government domain. Basic parcel, tax and recorded-document searches are available through official county systems.
Parcel-field decoder

How to Read a Maricopa County Assessor Record

Record field What it means What to verify
APN The Assessor Parcel Number uniquely identifies the parcel in county valuation and tax systems. Use it for the Assessor, Treasurer, forms, appeals and title-document comparisons.
Owner name The ownership name currently carried by the Assessor. Verify the recorded deed when legal ownership matters. Recent transfers can take time to appear.
Mailing address The address used for notices and Assessor correspondence. It may differ from the parcel’s physical address.
Situs address The physical address associated with the parcel. Vacant, rural and newly created parcels may have incomplete address data.
Legal description An abbreviated lot, block, subdivision, section or other land description. Use the Recorder’s document and a survey for legal or boundary purposes.
Full Cash Value The Assessor’s estimate of market value unless another statutory valuation method applies. This is generally the value disputed in a real-property valuation appeal.
Limited Property Value A statutory value used in property-tax calculations and limited by Arizona law. LPV can rise while FCV falls, but LPV cannot exceed FCV.
Legal class The statutory property-use classification that determines the assessment ratio. Confirm whether the property is correctly classified as owner occupied, rental, commercial, agricultural or another use.
Assessment ratio The percentage applied to the property value to calculate assessed value. Check whether mixed uses produce more than one legal class or a mixed ratio.
Assessed value The value to which applicable tax rates are applied. Do not calculate a tax bill directly from FCV without applying the correct ratio and value basis.
Residential characteristics Livable area, year built, construction, quality, pools, additions and other improvement data. Incorrect square footage or improvements can affect the valuation model.
Tax districts The county, city, school and special districts assigned to the parcel. District combinations can differ between nearby properties and directly affect the bill.
The Parcel Viewer is not a professional boundary survey. Do not use the online parcel line alone to place a wall, pool, building, driveway, utility, fence or other improvement.
Arizona value system

Full Cash Value, Limited Property Value and Assessed Value

Arizona valuation terminology differs substantially from Texas appraisal terminology. Understanding the three values below prevents incorrect tax estimates and weak appeal arguments.

Step 1 Full Cash Value The Assessor’s market-value estimate and generally the appealable real-property value.
Step 2 Limited Property Value The statutory taxable value that generally cannot grow more than 5% annually and cannot exceed FCV.
Step 3 Assessed Value The applicable value multiplied by the assessment ratio assigned to the legal class.
Situation What can happen Why
FCV rises sharply LPV may increase by a smaller percentage. LPV growth is generally limited by Proposition 117 rules unless a statutory exception applies.
FCV decreases LPV can still increase. LPV follows its statutory calculation until it reaches, but never exceeds, FCV.
New construction is added The normal LPV growth limitation may not apply in the same way. Added or removed improvements can trigger statutory recalculation.
Legal class changes Assessed value and tax treatment can change even without a major FCV change. Different property uses can carry different assessment ratios.
Value decreases The tax bill might not decrease by the same percentage. Tax levies, rates, bonds, overrides and district assignments also affect the bill.

Basic Arizona property-tax calculation

Applicable property value × assessment ratio = assessed value.

Assessed value ÷ 100 × combined tax rate = estimated property tax.

Use the legal class, value and tax districts shown on the actual parcel. Do not assume every residential parcel has the same combined rate.

Office-routing guide

Assessor vs Treasurer vs Recorder

Your question Correct office Reason
What is my parcel’s FCV or LPV? County Assessor The Assessor identifies, classifies and values taxable property.
Why is my square footage or pool data wrong? County Assessor The Assessor maintains parcel and improvement characteristics.
Is my home classified as owner occupied? County Assessor Legal-class verification and rental classification are Assessor functions.
Can I appeal my Full Cash Value? County Assessor appeals process The initial Petition for Review is filed with the Assessor within the applicable deadline.
How much property tax do I owe? County Treasurer The Treasurer bills, collects and distributes property taxes.
Where is my payment receipt? County Treasurer Payment history, balances and receipts belong to the collection system.
Who is named on the recorded deed? County Recorder The Recorder processes and preserves deeds and other recorded instruments.
Is there a lien on the property? Recorder research or qualified title search Recorded-document research can identify filings, but it does not guarantee clear title.
Where is the legal boundary? Recorded documents and professional survey The Assessor does not conduct property-line surveys.
Current valuation review

How Maricopa County Property Valuation Appeals Work

The regular 2027 real-property appeal deadline has passed. The Assessor mailed 2027 Notices of Value on February 20, 2026 and posted April 21, 2026 as the real-property Petition for Review deadline.

A Notice of Value is mailed one year before the corresponding tax bill. The notice is not a tax bill. It gives the owner time to dispute Full Cash Value or classification before those values are used for the later tax year.

Open the parcel and the applicable Notice of Value. Confirm the APN, valuation year, FCV, LPV, legal class, assessment ratio and mailing date.
Determine whether the issue is value, classification or factual data. A value appeal is different from correcting square footage, ownership, parcel configuration or legal classification.
Check the property-type deadline. Real-property appeals generally use a 60-day period. Personal-property and certain classification notices can use shorter periods.
Use the Assessor Customer Portal when the online season is open. The Assessor recommends online filing. When online appeals are closed, review the official mail and in-person instructions.
For paper filing, use the correct Arizona form. Real-property owners generally use the Petition for Review of Valuation form identified by the Assessor and submit it to 301 W. Jefferson Street, Phoenix.
Do not email a real-property appeal. The Assessor’s real-property appeal instructions state that email is not accepted for these appeals.
Attach evidence supporting a specific requested value. Use comparable sales, an appraisal, photographs, corrected property characteristics or other evidence tied to the valuation date.
Save filing proof. Keep the portal confirmation, date-stamped copy, delivery receipt or certified-mail documentation.

Useful appeal evidence

  • Arm’s-length sales near the valuation date.
  • Properties with similar use, location, size and condition.
  • Professional appraisal or market analysis.
  • Dated photographs of condition issues.
  • Proof of incorrect square footage or improvements.
  • Documentation supporting a classification correction.

Weak evidence by itself

  • A mortgage balance.
  • The tax bill increased.
  • An automated estimate with no comparable analysis.
  • A purchase price from a different valuation period.
  • Repairs completed after the valuation date without prior-condition evidence.
  • A requested value with no supporting calculation.
A Notice of Claim may provide a separate correction path. The Assessor states that a Taxpayer Notice of Claim can be filed through December 31 of the current year and may address qualifying errors for the current year plus three prior years when supporting documentation is included.
Official appeal instructions Review Notice of Claim
Business-property deadline

2026 Business Personal Property Appeal Schedule

The Assessor currently states that 2026 business-personal-property Notices of Valuation are scheduled to be mailed on August 14, 2026, with an appeal deadline of September 14, 2026.

Wait for the notice

The Assessor states that a business-personal-property appeal cannot be filed before the valuation notice is mailed.

Review the account details

Compare the listed assets, acquisition costs, depreciation, account classification and ownership with the business records.

Attach documentation

Useful evidence can include detailed asset listings, depreciation schedules, corrected costs and other records supporting the requested value.

Business property uses different forms and deadlines from residential real property. Do not submit a residential Petition for Review for a business-personal-property account.
Arizona relief programs

Senior Freeze, Personal Exemptions and Primary-Residence Classification

Arizona does not provide a universal Texas-style homestead exemption. Maricopa County instead administers separate valuation-relief and legal-class programs with different eligibility rules.

Senior Valuation Protection

Commonly called the “Senior Freeze,” this program freezes the qualifying home’s Limited Property Value for three consecutive years.

Review Senior Protection →

Personal Exemptions

Programs may reduce assessed LPV for qualifying widowed, totally disabled and veteran applicants. Eligibility and documentation differ by category.

Review Personal Exemptions →

Legal Class Verification

This process confirms whether residential property receives the correct owner-occupied or rental legal classification.

Review legal-class rules →
Program Current filing window Important limitation
Senior Valuation Protection January 1 through September 1 of the current tax year. It freezes qualifying LPV, not the tax rate or the final tax bill.
Personal Exemption Normally due February 28; through September 1 with an approved Exemption Deadline Waiver. Applicants must meet the category’s residency, ownership and documentation requirements.
Legal Class Verification Follow the date on the verification or reclassification notice. A Notice of Reclassification generally provides a 30-day appeal period.
Organizational Exemption Normally due March 1; waiver procedures may continue through September 1. Nonprofit status alone does not automatically exempt property.
The Senior Freeze does not guarantee a frozen tax bill. Taxing-district rates, bonds, overrides, special assessments and parcel changes can still affect the amount due even when LPV is protected.

Documents commonly needed for valuation relief

  • Completed and signed current-year application.
  • Maricopa County APN.
  • Proof of Arizona residency.
  • Ownership and occupancy information.
  • Income documentation when required by the program.
  • Disability, death, military or VA records applicable to the claimed category.
  • Deadline-waiver form when filing after the normal deadline.
Treasurer tax account

How to Check and Pay Maricopa County Property Taxes

The Maricopa County Treasurer—not the Assessor—sends tax bills, accepts payments and maintains balances, receipts, tax history and delinquency information.

Open the Treasurer’s official Parcel Search. Visit treasurer.maricopa.gov/parcel/ParcelSearch.aspx.
Enter the APN or use the broader search. The Treasurer generally needs the first eight APN digits and any alpha suffix. Dashes and the ninth check digit are not normally required.
For a mobile home or business account, use the roll-number instructions. The Treasurer provides a special parcel-number format for personal-property roll accounts.
Confirm the parcel before viewing the bill. Match the owner, situs address and APN. Do not pay an account solely because the owner name looks similar.
Review Tax Due, Tax History and Detailed Tax Statement. Check every tax year, installment, payment, interest amount and taxing jurisdiction.
Choose the official Pay Online option. Review the payment method, processing charge and bank or card details before submitting.
Save the receipt. Retain the APN, tax year, installment, payment date, amount and confirmation number.
Standard installment schedule First-half taxes are due October 1.
Second-half taxes are due March 1.
Delinquency dates can shift when they fall on a weekend or legal holiday.
Treasurer assistance Phone: (602) 506-8511
Office hours: Monday–Friday, 8:00 a.m.–5:00 p.m.
Use this office for bills, payments, receipts and delinquency questions.
Arizona delinquent-property-tax interest is significant. The Treasurer states that delinquent property tax accrues 16% simple interest, calculated monthly, and that the interest cannot be waived.
A Notice of Value is not a tax bill. The Assessor normally sends valuation notices before March 1 for the following tax year. The Treasurer normally sends property-tax bills later in the year.
Recorded ownership documents

How to Find a Maricopa County Deed, Lien or Recorded Document

Use the Recorder when you need the recorded deed or document image. The Assessor owner field is helpful for parcel administration but is not a title guarantee.

Open the Recorder’s Recorded Document Search. Use the official document-search page.
Search a person using last name and first name. Add a recording-date range when the name produces too many results.
Search a trust or company as a business name. Ownership held by an LLC, corporation or trust may not appear under the individual owner’s name.
Search by document number when available. The recorded document number is the fastest way to retrieve a known instrument.
Compare instrument type, names and legal description. Confirm that the document actually relates to the parcel and transaction being researched.
Order an official or certified copy when required. The Recorder lists official copies at $1 per page and certified copies at $1 per page plus $3 per document.

Documents you may find

  • Warranty and quitclaim deeds.
  • Deeds of trust.
  • Releases and satisfactions.
  • Liens and lien releases.
  • Plats and surveys.
  • Affidavits of value.

What the search cannot guarantee

  • That every name variant was searched.
  • That no unrecorded claim exists.
  • That a lien has been legally satisfied.
  • That the property has marketable title.
  • That the Assessor map is a boundary survey.
Maricopa Title Alert is a free Recorder service. Property owners can register to receive alerts when a document containing their registered name or property information is recorded. Open Maricopa Title Alert.
Ownership updates

What Buyers and New Owners Should Check

Before closing

  • Match the APN to the deed description.
  • Review FCV, LPV and legal class.
  • Check building and lot characteristics.
  • Review the Treasurer’s current and prior tax history.
  • Use title professionals for lien and title assurance.

After recording

  • Confirm the Recorder indexed the deed.
  • Allow time for the Assessor ownership update.
  • Check the mailing address.
  • Confirm primary-residence or rental classification.
  • Enroll in Title Alert if useful.

Before the next bill

  • Review the next Notice of Value.
  • Check the legal classification.
  • Verify the correct tax districts.
  • Apply for eligible relief before the deadline.
  • Confirm escrow or direct-payment arrangements.
Ordinary subdivision-lot ownership changes can take approximately four to eight weeks to appear. Properties involving metes-and-bounds descriptions, parcel splits or more complex transactions can take longer.
Current property calendar

Maricopa County Valuation and Tax Dates

January 1 — annual property status date Ownership, use, legal class and eligibility for several programs are evaluated using statutory dates and program rules.
February 20, 2026 — 2027 Notices of Value mailed The Assessor mailed 2027 real-property valuation notices for values that will affect the 2027 tax year.
February 28 — normal Personal Exemption deadline Applications filed later generally require an approved Exemption Deadline Waiver and must be completed by September 1.
April 21, 2026 — 2027 real-property appeal deadline The regular 60-day appeal window for the February 20 real-property Notice of Value has closed.
August 14, 2026 — scheduled business-property notices The Assessor states that business-personal-property valuation notices are scheduled to be mailed on this date.
September 1, 2026 — valuation-relief deadline Senior Valuation Protection closes, and this is also the waiver deadline for qualifying late Personal Exemption applications.
September 14, 2026 — business-property appeal deadline The Assessor currently lists this deadline for the business-personal-property valuation notices scheduled for August 14.
September — property-tax bills The Treasurer generally prepares and mails tax bills after rates and levies are finalized.
October 1 — first-half taxes due Check the Treasurer account for the exact delinquency date and current amount.
December 31 — Notice of Claim cutoff A qualifying Notice of Claim may address the current year and up to three prior years when properly supported.
March 1 — second-half taxes due The second installment is normally due March 1 and becomes delinquent after the statutory grace period.
Problem solver

Fix Common Maricopa County Parcel and Tax Problems

Problem Likely reason Best next step
Parcel not found Incorrect APN, parcel split, new parcel awaiting activation or cancelled former parcel. Remove the check digit and dashes, then use the Parcel Viewer map or address search.
Address search returns nothing Different street format, rural parcel, new address or no situs address. Use the APN, owner, subdivision, city, ZIP or Section-Township-Range.
New owner is not shown The deed was recently recorded or requires more complex parcel processing. Verify the deed in Recorder records and allow normal Assessor processing time.
FCV went down but LPV rose LPV follows its statutory calculation and can continue rising until it reaches FCV. Review the prior and current values and the Assessor’s LPV explanation.
Tax bill did not fall with value Rates, levies, bonds, overrides or district assignments changed. Review the Treasurer’s Detailed Tax Statement by taxing jurisdiction.
Home shows rental classification The Assessor may not have current owner-occupancy information. Review Legal Class Verification and provide the requested residency evidence.
Real-property appeal is closed The 60-day 2027 Notice of Value deadline passed April 21, 2026. Determine whether a factual correction, classification appeal, Notice of Claim or later statutory event applies.
Tax payment is not posted Processor delay, rejected payment or wrong APN. Keep the confirmation and contact the Treasurer at (602) 506-8511.
Map boundary appears incorrect GIS display, parcel split, mapping lag or nonsurvey representation. Compare the deed, plat and professional survey before requesting a correction.
Recorded deed search has too many results Common name or broad date range. Add the first name, business name, recording date or document number.
Official county contacts

Maricopa County Assessor, Treasurer and Recorder Details

Maricopa County Treasurer

Maricopa County Administration
Phoenix, AZ 85003

Phone: (602) 506-8511
Hours: Monday–Friday, 8:00 a.m.–5:00 p.m.
Handles: bills, balances, tax history, payments, receipts and delinquency.

Official Treasurer search

Maricopa County Recorder

301 W. Jefferson Street
Second Floor, Suite 200
Phoenix, AZ 85003

Phone: (602) 506-3535
Hours: Monday–Friday, 8:00 a.m.–5:00 p.m.
Handles: deeds, liens, releases, plats and recorded-document copies.

Official Recorder website
Call before a deadline-sensitive visit. Office closures, appointment procedures, appeal availability and payment-service status can change. Bring the APN, relevant tax or valuation year, notice and copies of supporting evidence.
Final action plan

Complete Your Maricopa County Property Task Correctly

For a property lookup

  • Open the Assessor Parcel Viewer.
  • Search by APN or address.
  • Confirm the valuation year.
  • Review FCV, LPV and legal class.
  • Check improvements and tax districts.
  • Save a dated copy of the record.

For a filing or payment

  • Use the correct Assessor, Treasurer or Recorder portal.
  • Check the official deadline.
  • Use the current Arizona form.
  • Attach organized supporting documents.
  • Verify the APN and tax year.
  • Save filing or payment confirmation.
10 practical answers

Maricopa County Property Search Frequently Asked Questions

1. Does Maricopa County have a Central Appraisal District?
No. Arizona does not use the Texas CAD structure. The Maricopa County Assessor identifies, classifies and values property, the Treasurer collects taxes, and the Recorder preserves deeds and recorded documents.
2. Is the Maricopa County parcel search free?
Yes. The official Assessor Parcel Viewer is publicly accessible and can be searched by APN, address, owner and several geographic criteria.
3. What is the best way to search for a parcel?
Use the Assessor Parcel Number when available. For an address search, begin with the street number and street name, then select the matching parcel on the map.
4. What is the difference between FCV and LPV?
Full Cash Value generally represents the Assessor’s market-value estimate. Limited Property Value is a statutory value used in tax calculations and generally cannot increase more than 5% annually or exceed FCV.
5. What was the 2027 real-property appeal deadline?
The Assessor mailed 2027 Notices of Value on February 20, 2026 and listed April 21, 2026 as the regular real-property appeal deadline.
6. Can an owner correct an error after the appeal deadline?
A factual correction, legal-class issue or Taxpayer Notice of Claim may provide a separate route in qualifying circumstances. A Notice of Claim can be filed through December 31 and may cover the current year plus three prior years when supported.
7. Does Arizona have a general homestead exemption?
Arizona does not use the universal Texas-style homestead exemption. Owner-occupied legal classification, Senior Valuation Protection and personal exemptions are separate programs with different requirements.
8. Where do I pay Maricopa County property taxes?
Use the Maricopa County Treasurer’s official Parcel Search. The Assessor does not compute or collect property-tax bills.
9. How long can a new owner take to appear?
An ordinary subdivision-lot transfer can take approximately four to eight weeks after recording to appear in the Assessor system. Parcel splits and complex legal descriptions can take longer.
10. Where can I find a deed or recorded lien?
Use the Maricopa County Recorder’s Recorded Document Search. Search by person name, business name, date or document number, and use a qualified title service when a guaranteed title determination is required.
Independent informational resource: County-CAD.us is not Maricopa County, the Maricopa County Assessor, Treasurer, Recorder or another government agency. Property data, values, deadlines, fees, eligibility rules and online services can change. Verify parcel-specific and deadline-sensitive information through the linked official county systems. This guide is not legal, tax, appraisal, surveying or title advice.
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Estimate monthly property tax, insurance, HOA and reserve cushion. Useful for buyers and homeowners comparing affordability.

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