RL Cohen & Associates

Frequently Asked Question About Appealing Property Taxes

When do I need to appeal my value?

The standard administrative appeals process occurs when the County issues a Notice of Valuation. The deadline for the standard administrative appeal is 60 days from the date of the Notice of Valuation.

A Supplemental Notice of Value follows a different schedule and deadline and you should consult an expert in the field for details on a Supplemental Notice of Value.

The Arizona Tax Court is another avenue of appeal. Tax Court deadlines can be property specific and you should contact an expert regarding appeal deadlines.

What happens when someone is appealing property taxes?

In an administrative appeal, a case is provided to the County Assessor supporting the requested valuation. Depending upon the type of property, we submit evidence on the Cost approach, Market approach and Income approach to valuation. Equity of similarly situated properties is also a factor.

The administrative appeal process consists of two levels:
1. Assessor Level
2. State or County Board of Equalization

The standard administrative appeal process concludes in October each year.

Can I appeal my Tax Statement?

Generally, the appeal deadline is past by the time you receive your tax bill. Appeal deadlines are typically tied to valuation notices, not tax bills. Exceptions apply, such as qualifying new purchases, therefore contact an expert in the field.

What is the difference between a Notice of Valuation and my Tax Statement?

The Notice of Valuation is issued by the County Assessor setting forth your valuation for the stated valuation year. The property owner has the right to appeal the valuation.

The Tax Statement is issued by the County Treasurer and it is based on the valuation set by the Assessor or the appropriate appeal level, if the value is appealed.

What is Full Cash Value?

Full Cash Value (FCV) is a reflection of the market value of your property and consists of land and improvements. The FCV is used to compute secondary taxes, which may consist of bonds, budget overrides, and special districts such as fire, flood control, and other limited purpose districts.

What is Limited Value?

Limited Property Value (LPV) is a value determined by a statutory formula mandated by the Arizona State Legislature. The LPV is used to compute primary taxes for the maintenance and operation of school districts, cities, community college districts and counties. The LPV cannot exceed the property's Full Cash Value.

Can I appeal the Limited Value?

Not in a standard valuation appeal. The limited value is a mathematical calculation based on statute. The full cash value is the valuation that is the focus of appeal.

When are my taxes due?

Your property tax may be paid in full or in two installments:

  1. The due date for the first half tax is October 1. The first half installment becomes delinquent after 5:00 p.m. on November 1.
  2. The second half tax is due March 1 of the following year and becomes delinquent after 5:00 p.m. on May 1.

See the County Treasurer's site for more information.

Contact RL Cohen & Associates today for information about appealing property taxes and our services, consultants and client testimonials.


RL Cohen & Associates