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Yabapai County Assessor Judd W. Simmons We will send you 170,000 valuable notifications on February 14, 2026. These values ​​are effective valuation dates for January 1, 2025 and are used to calculate 2026 tax invoices.

What is Value Notification?

The 2026 Value Notice is the official declaration of the county’s full cash value and limited asset valuation. The full cash value is synonymous with market value, and limited asset value is calculated based on Arizona Law. Limited asset value will be used to calculate the 2026 Property Tax Bill. According to state law, this notice must be mailed by March 1st of the year prior to the tax year. This notice includes both 2025 and 2026 values. This makes it easy for all property owners to recognize an increase or decrease in value value from the previous year.

Median song and family housing increased

The median full cash value for single-family homes increased by approximately 2% from the 2025 notice to the 2026 notice. This increase reflects changes in the market across Yabapai County. Sales that occurred in 2023 and 2024 were used to assess property for the 2026 tax year, based on Arizona Department of Revenue guidelines.

Petition for a notice of value examination

All property owners must check the full cash value and legal class of the property. If you believe the full cash value or legal class for 2026 is incorrect, you may consider filing a petition for review. Information about the appeal process is included within the value notification.

Questions and Facts about Property Value and Arizona Law

What can you appeal?

According to ARS §42-16051 Property owners may file an appeal if they do not agree to the full cash value (FCV) or property classification. Limited property values ​​cannot be appealed unless there is an error in the calculation, as outlined in Arizona Revised Act § 42-13301 to 42-13304.

What is Full Cash Value (FCV)?

For property tax purposes, “full cash value” (FCV) is synonymous with market value unless there is a legal formula (the formula required under state law to be used to establish value). If the full cash value is not determined by the legal formula, only current market conditions determine the amount of another market from one year to another.

Many people have the false impression that the full cash value is limited in the amount of increase. Only a limited value has its requirements. Another misconception is that as stated in a newspaper article, the full cash value must be at a set level below market value. The proportions mentioned in the newspapers were related to the target level of “sales ratio” (see below: What is sales ratio?).

What is limited asset value? How is that determined?

The purpose of limited asset value (LPV) was to create a hedge against increased inflation rates of real estate market value. Legal calculations limit the amount of increases that may occur between the first year and the next year. Limited asset values ​​are used against major tax rates.

Limited assets value is determined by law. State laws provide for the formulas used to calculate limited property values ​​(see Arizona Revised Act § 42-13301-13304).

Rule A: In the case of real estate, limited value increases by 5% from the limited asset value of the previous year. Limited asset value cannot exceed the full cash value.

Rule B: One exception to this calculation of limited property values ​​is if there has been a physical change (new improvements, demolition, land size change), or if there has been a change in the use of the property or an incorrect valuation over the past few years. . In these examples, limited asset values ​​are established by the relationship (percentage) of the full cash value to the limited asset value of other properties within the same legal classification within the specified area.

For more information, see Arizona Department of Revenue Guidelines.

What is a property class? How does that affect value?

Arizona’s property tax system “classifies” assets based on their use. Each class of property is assigned a valuation rate ranging from 1% to 16% (as of 2025 tax) according to state law. The valuation ratio applies to both the full cash value and limited asset value of the parcel, determining the “net valuation value (NAV)” of the property. All categories within a taxable jurisdiction use the same tax rate.

Note: The information provided here is generally correct, with the exception of the Arizona Classification Scheme. Properties that do not conform to a particular classification default to Class 2.
Below is a general description of each property class and is not comprehensive. For a more detailed definition, please click on the Legal Reference below.

What is an affidavit for a Value or Sales Affidavit?

A value affidavit is a legal document that reports terms and conditions of sale. These documents will be submitted to the county recorder along with the property sale certificate. The affidavit is used by the Arizona Department of Revenue to generate a survey of sales ratios (see Sales Ratio Study), and county evaluators evaluate other properties. The information contained in the affidavit of value will be verified by the Department of Revenue and/or the county evaluator before it is used to evaluate other property.

What is the research on sales ratios?

Sales ratio studies are statistical measures that attempt to monitor both the level and variance of property valuations within the state. Sales ratio targets (statistical averages of 81% and 82%) are commonly misunderstood as a pre-determined level of valuation. By definition, the mean or median is in the middle of the population based on statistical studies. The target is for the entire population of properties, not for a specific characteristic.

(Section source: https://sboe.az.gov/faq/property-valuation

For more information, please contact:
Judd Simmons, Rating
Phone: 928-771-3220
Email: Judd.simmons@yavapaiaz.gov

About Jadd Simmons, Yabapai County Evaluator

Judd and his family moved to Arizona in 1970 and have been calling Prescott’s house since 1978. He grew up in the historic home of Groom Creek, where he originally served as a saloon for many miners and cowboys who traveled from town to the Bradshaw Mountains.

Judd graduated from Prescott High School and received his Bachelor of Business Administration from Northern Arizona University. For over 20 years, he worked as a real estate appraiser and owned his own appraisal business. His time as an appraiser and real estate agent was part of the inspiration to run for the county assessor’s office in 2016.

Simmons’ family Judd has served on several nonprofit committees and maintains both his evaluation license and real estate license. He is the proud father of two adult sons. During his free time he can usually be found on one of many great mountain biking trails throughout Yabapai County.

Get more real estate news and see available properties for residential and commercial real estate at Z.com signal.