Where Phoenix homeowners are most likely over-assessed
Updated June 2026
Most homes in metro Phoenix are valued below what they would sell for. Arizona caps how fast a property's taxable value can climb, so in a rising market the county's number tends to trail the street. Good news, mostly. But in every neighborhood a few homes still sell for less than the county says they're worth, and those owners have a real shot at cutting their property tax.
So we measured it. For each neighborhood we took every home sold in the last 24 months, using the prices recorded with the county, and compared each sale to the Assessor's Full Cash Value, the figure you actually appeal in Arizona. The share that sold below that value is the over-assessment rate. The higher it runs, the more owners are paying tax on a number the market just contradicted.
| Neighborhood | Recent sales | Median sale | Typical sale vs. county | Sold below county value |
|---|---|---|---|---|
| Arcadia Proper · 85018 | 64 | $1,825k | 25% over | 12.5% |
| Arcadia West · 85018 | 141 | $547k | 24% over | 7.1% |
| Arcadia Lite · 85018 | 126 | $1,138k | 29% over | 7.1% |
How to read this
A high "sold below county value" share doesn't mean the whole neighborhood is over-taxed. It means more owners there have a reason to check. The test is personal. If your own Full Cash Value is higher than what comparable homes near you are actually closing at, that gap is the basis of an appeal. You can see the recent sales for any neighborhood on its own page and compare them to the value on your assessment notice.
Method
- Sale prices come from Affidavits of Property Value recorded with the Maricopa County Recorder under A.R.S. § 11-1133. Full Cash Values come from the Maricopa County Assessor.
- We include sales recorded in the trailing 24 months. The over-assessment rate is the share of those sales whose recorded price came in below the home's Full Cash Value.
- Neighborhoods with fewer than 10 recent sales are left out, because the percentage isn't reliable on a handful of sales.
- Sales recorded with an exemption under A.R.S. § 11-1134 have no public affidavit, so they aren't counted. This is a read of recorded sales, not tax advice; whether an appeal succeeds depends on the specific property.
This first cut covers ZIP 85018 (Phoenix is being added ZIP by ZIP as the data loads). The table grows as new areas come online.
For journalists and publishers: this report is free to quote and republish. We just ask that you cite Phoenix Home Report and link back to this page.
Sold prices are from public Affidavits of Property Value recorded with the Maricopa County Recorder (A.R.S. § 11-1133). Property characteristics and assessed values are from the Maricopa County Assessor. Sales recorded with an exemption under A.R.S. § 11-1134 have no public affidavit and are not included; sold data is therefore not a complete census of sales.