Arizona Property Taxes Explained: Maricopa vs Pinal, and How We Compare to High-Tax States

Let’s talk about something a lot of buyers don’t think about until they’re deep into escrow: property taxes.

In Arizona, they’re not just affordable, they’re one of the top reasons people are leaving places like California, Illinois, and New Jersey to move here.

But like everything else in real estate, it depends on where you buy. Here’s what you need to know.

📍 First, Let’s Break It Down by County

Most of the Phoenix metro area is spread across two counties: Maricopa and Pinal. And while they’re neighbors, their tax rates and structure aren’t identical.

🏙️ Maricopa County

• Includes Mesa, Gilbert, Chandler, Tempe, Phoenix, and more

• Average property tax rate: ~0.62% of assessed value

• For a $500,000 home, expect around $3,100/year in property taxes

• Includes county services, school district funding, and often bundled city services

🌄 Pinal County

• Includes Queen Creek (south of Ocotillo Rd), San Tan Valley, Casa Grande, Apache Junction, Coolidge, and Florence

• Average tax rate: ~0.72%, slightly higher, but still low compared to national norms

• For a $500,000 home: about $3,600/year

While the difference is minor on a monthly basis, buyers often ask which county is “better.” Truthfully? It depends on what you value, proximity, schools, HOA services, and more.

🏘️ City Limits vs. Unincorporated County Areas: Why It Matters

Here’s where things get interesting. A home’s location inside or outside a city boundary affects your taxes, too.

🔲 Homes outside city limits:

• May not pay city taxes

• May rely on county for services like fire, trash, or water

• May need a speperate subscription for emergency services, paid annually

• Often located in areas labeled as “county islands”

• Could save you money, but:

  • You might not get paved roads, street lights, or community parks

  • Some buyers find this trade-off worth it for space and privacy

🏙️ Homes inside city limits:

• Usually have slightly higher taxes

• Benefit from city services, better infrastructure, and public amenities

• Easier to resell thanks to location and access

💡 Pro Tip: If you’re buying in San Tan Valley or unincorporated Queen Creek, ask if your home is within city boundaries, it can change everything from garbage pickup to insurance.

💵 How Arizona Compares Nationally

Still unsure what to expect? Here’s how AZ stacks up:

Yes, even with rising home prices, Arizona remains one of the most tax-friendly states for homeowners.

🔍 Buyer Reactions: “Wait...That’s It?”

If I had a dollar for every time a California or Chicago buyer said, “That’s all I’ll owe in property taxes?” well, I wouldn’t need to write this blog.

But seriously: many buyers here pay less in annual property taxes than they did per quarter back home.

🧾 FAQ: Do Property Taxes Change After You Buy?

Yes, but not drastically. Your property is re-assessed annually based on local valuation changes, but Arizona law caps how much your assessed value can increase year-over-year. It’s designed to protect homeowners from big tax jumps.

✏️ You can even view the parcel tax history and projections during escrow and I’ll help you do that.

📋 Final Thoughts: Taxes Matter, But So Does Everything Else

While a $300/year difference between counties may not be a dealbreaker, it’s something smart buyers consider especially when comparing HOA fees, insurance costs, and local service access.

That’s why I always help clients weigh the full picture:

• How much space they want

• What kind of community fits their lifestyle

• And what ongoing costs like taxes will look like after move-in

📲 Ready to Talk Real Costs of Buying in Arizona?

Let’s review your options across both counties and make sure you’re not hit with surprises. From neighborhood comparisons to city boundaries, I’ve got you covered.

➡️ Schedule a buyer consult
🎥 Watch my YouTube series on cost of living in AZ
📲 DM me anytime with questions about taxes, incentives, or new construction