Yuma Property Tax: Rates, Deadlines & Appeals (2026)

Yuma County mailed 2027 Notices of Value on February 20, 2026; the regular residential appeal deadline was April 20, 2026. File the correct Petition for Review with the Yuma County Assessor, 197 S. Main Street, Yuma, AZ 85364; supplemental “Notice of Change” appeals mailed August 31, 2026 were due September 25, 2026, despite any September 30 date printed on the affected notice.

How assessments work in Yuma County

Yuma County’s Assessor, Steven Seale, values locally assessed real property, classifies it, processes exemptions, and maintains the tax roll. Arizona uses a forward-looking notice system: the notice you received in February 2026 shows current 2026 values and future 2027 values, so do not compare the wrong columns.

Your notice shows Full Cash Value (FCV), Limited Property Value (LPV), and legal class/use. Since Proposition 117, Yuma County explains that LPV is the base used to calculate both primary and secondary property taxes; FCV is still determined, but mainly functions as a market/value ceiling concept and for debt-limit monitoring. For common residential classes, the notice’s class table shows a 10% assessment ratio for primary owner-occupied residential real property (3.01), secondary residential (4.01), and residential rental (4.02).

The tax bill is not set by the Assessor alone. Yuma County, cities, schools, Arizona Western College, fire/flood/library districts, and special districts set rates. For FY 2026, Yuma County’s countywide rate is 3.5508 per $100 of assessed value: 2.4206 primary plus 1.1348 secondary items including library, library debt, flood control, and fire district assistance. A City of Yuma homeowner in Yuma Elementary and Yuma Union High, before any neighborhood special district, would see a combined illustrative FY 2026 rate of about 11.9428 per $100 assessed value: county 3.5508 + Arizona Western College 2.2516 + City of Yuma 2.1321 + Yuma Elementary 2.0103 + Yuma Union High 1.9480 + SWYTED 0.0500.

Yuma’s Assessor says the office annually assesses about 97,000 real property parcels, 13,500 mobile-home accounts, and 2,000 commercial personal-property accounts. Residential staff handle urban homes, condos, manufactured homes, and simple commercial property; agricultural/rural staff handle farms, rural land, and vacant land; and an equalization section analyzes sales and market areas.

Whether you should appeal

Appeal if you can show one of these Yuma-specific assessment issues: the property record is factually wrong, the FCV is above supportable market value, the LPV calculation is wrong, or the legal class/use is wrong. Yuma’s own assessment page warns that “my taxes are too high” is not enough, because tax rates are set by taxing authorities.

Start with the notice and parcel record. Check living area, manufactured-home data, outbuildings, condition, land size, pool, agricultural/rural use, and class code. If your home is really your primary residence but the notice shows 4.01 or 4.02, that can matter. Yuma says code 3.01 receives the “Less State to Education” reduction through the Treasurer; the back of the notice states that qualifying primary residences may be entitled to a reduction of up to $600 on property taxes. To correct primary residence usage, Yuma asks for proof such as an Arizona driver’s license, Arizona ID, voter card, or Arizona income tax return, and uses the Affidavit of Primary Residence.

Also check relief programs. Yuma’s calendar lists January 1–September 1 for the Senior Property Valuation Protection Option, also called the senior freeze. It lists the first working day in January through March 1 for widow, widower, disabled-person, church, and certain nonprofit exemption filings. Arizona does not have a general “homestead exemption” that automatically lowers every homeowner’s property tax bill; the practical homeowner items to check in Yuma are primary-residence classification, the Less State to Education reduction, senior freeze, widow/widower exemption, disabled-person exemption, and nonprofit/church exemptions where applicable.

Published countywide appeal success rates or median reductions were not found on Yuma County or Arizona state official pages. Public Board of Equalization packets show individual petitions and outcomes, but they are not a reliable countywide win-rate statistic.

Step-by-step how to file

1. Calendar the right deadline. For the regular 2027 Notice of Value mailed February 20, 2026, Yuma published April 20, 2026. The statewide rule is 60 days from the Notice of Value mailing date. For the 2027 Supplemental Notices of Value mailed August 31, 2026, Yuma announced the legal deadline was September 25, 2026 under the 25-day Notice of Change rule.

2. Use the right form. For a homeowner’s regular value appeal, use Petition For Review - Residential - DOR Form 82130R. For nonresidential or general real property, Yuma lists Petition For Review Of Real Property Valuation - DOR Form 82130. For multiple related parcels, attach Multiple Parcel Appeal - DOR Form 82131. If an agent files for you, use Petition For Review Agency Authorization - DOR Form 82130AA. For a supplemental Notice of Change, use Petition For Review - Residential - DOR Form 82130NC.

3. State a number and evidence. The petition must give your opinion of value and substantial information. For a sales approach, include comparable sales in the same geographic area or the sale of your subject property. For a cost issue, document costs, depreciation, land, or physical errors. For income property, Arizona has separate income-and-expense requirements.

4. File with the Assessor. The official office is Yuma County Assessor, Assessor/Treasurer Building, 197 S. Main Street, Yuma, AZ 85364. Phone: 928-373-6040. Fax listed by the Assessor: 928-373-6041. Email listed by the Assessor: assr-info@yumacountyaz.gov. The official petition instructions emphasize mailing or hand delivery and say a USPS postmark is evidence of filing date. Yuma also publishes the Assessor email for contact; if you submit by email, get written confirmation that the petition was accepted as filed. No dedicated online appeal portal or filing fee is published for an Assessor-level residential petition; the county’s online tax/property tools are for lookup, not a substitute for a filed petition.

5. Keep proof. Keep the full petition, exhibits, envelope/postmark or date-stamped copy, email confirmation, and the notice.

What happens after

The Assessor assigns staff to review the petition. Yuma says a physical inspection may be scheduled to verify valuation components. If you requested a meeting, Arizona law says the Assessor sets a time and place with at least ten working days’ notice; if you cannot appear, you may submit written evidence before the meeting date.

If the Assessor grants relief, the new values go on the roll and you generally cannot appeal that grant further. If all or part is denied, the Assessor mails the reasons. You then have 25 days from the mailing of the Assessor’s decision to appeal to the Yuma County Board of Equalization. In Yuma County, the Board of Equalization is the Yuma County Board of Supervisors sitting as the Yuma County Board of Equalization.

The Board stage is more formal than talking with Assessor staff. Yuma says the Board may use hearing officers, you must file the documents you want considered, and you generally may not bring new information the Assessor has not already reviewed. Unless all parties agree otherwise, your presence is required. Both you and the Assessor may address the Board or hearing officer and present evidence. The Board often rules at the end of the hearing, but it may take up to 10 days after the hearing, and Arizona law requires county-board decisions not later than October 15 for the ordinary route. The Board’s decision cannot raise the value above the Assessor’s noticed value and recommended classification.

If you still disagree, Arizona allows court appeal. Property owners generally may appeal a county-board decision to court within 60 days after mailing of the decision or by December 15, whichever is later. Yuma notes that Tax Court is a division of Maricopa County Superior Court but cases may be filed in local Superior Court and often referred.

Local tips

For a realistic savings estimate, use your tax area, not just the countywide rate. Example: suppose a City of Yuma owner-occupied home in the Yuma Elementary/Yuma Union High area has LPV reduced by $40,000. Residential assessed value is 10% of LPV, so assessed value drops by $4,000. Using the illustrative combined FY 2026 rate above, $4,000 × 11.9428 / 100 = about $478 in one-year tax savings, before any special district quirks or primary-residence reductions.

For evidence, Yuma homeowners should use sales that match the submarket: Foothills manufactured-home lots, irrigated rural parcels, City of Yuma subdivisions, Somerton/San Luis property, and remote desert acreage are not interchangeable. Label every exhibit with the APN, tax year, sale date, and source.

If you missed April 20, do not backdate a regular appeal. Ask the Assessor whether the issue is an objective error that fits a Taxpayer Notice of Claim route, or whether you must wait for the next Notice of Value. A wrong square footage, demolished improvement, or wrong class may be different from simply disagreeing with market judgment after the deadline.

Yuma County Property Tax Rate

For 2026, the Arizona Department of Revenue publishes Yuma County's countywide average property tax rate as $10.95 per $100 of assessed value; this is an official countywide average and actual parcel tax rates vary by tax area/school district/city/special district.

Source: https://azdor.gov/business/government-property-lease-excise-tax-gplet/gplet-average-property-tax-rates

When Are Property Taxes Due in Yuma County?

Property taxes may be paid in full or in two installments: first half due October 1 and delinquent after 5:00 p.m. on November 1; second half due March 1 of the following year and delinquent after 5:00 p.m. on May 1. If November 1 or May 1 falls on a Saturday, Sunday, or legal holiday, delinquency is after 5:00 p.m. on the next business day. Two-installment option: first half due October 1; second half due March 1 of the following year. No early-payment discount confirmed. The Treasurer states that if both installments are paid by December 31, interest will not be assessed on the first half.

This is not the same as the assessment appeal deadline above. The appeal deadline is your window to contest your assessed value; the payment due date is when the resulting tax bill must be paid. Missing one does not affect the other, but missing either has real consequences — one forfeits your right to appeal for the year, the other can trigger penalties and interest.

Source: https://www.yumacountyaz.gov/government/treasurer/real-property-information

Property Tax Exemptions in Yuma County

• Owner-occupied primary residence / Less State Aid to Education reduction — Yuma County property coded as an owner-occupied primary residence; if the property's current classification is rental/secondary and should be primary, the Assessor requires proof of residence and an Affidavit of Primary Residence or Taxpayer Notice of Claim process.. Reduction applied to qualifying primary residences; exact amount is not stated on the official source. May be automatic when the parcel is correctly coded as owner-occupied primary residence; application/affidavit required if the usage classification must be corrected. (Source: https://www.yumacountyaz.gov/government/assessor/notice-of-value)
• Widow or widower property tax exemption — Arizona residents who are widows or widowers and meet the statutory assessed-value and household-income limits; administered through the County Assessor.. Partial property tax exemption up to the statutory annual dollar amount; exact current dollar amount not confirmed on an accessible official source here. Yes; initial affidavit/application, with ongoing income eligibility/notification obligations as required by law and the Assessor. Apply by Yuma County Assessor calendar: filing period is first working day in January through March 1; March 1 is listed as the last day to file for the exemption program.. (Source: https://www.yumacountyaz.gov/government/assessor/calendar)
• Person with total and permanent disability property tax exemption — Arizona residents certified as totally and permanently disabled by a competent medical authority and meeting the statutory assessed-value and household-income limits; administered through the County Assessor.. Partial property tax exemption up to the statutory annual dollar amount; exact current dollar amount not confirmed on an accessible official source here. Yes; file the individual exemption affidavit and disability certification with the County Assessor. Apply by Yuma County's disability certification form states that the certification and affidavit must be filed no later than the last business day in February if hand-delivered, or postmarked on or before the last business day of February if mailed.. (Source: https://www.yumacountyaz.gov/home/showpublisheddocument/58894/639032050248800000)
• Disabled veteran property tax exemption — Honorably discharged Arizona veterans with a service-connected or nonservice-connected disability who meet applicable requirements; administered through the County Assessor.. For 100% service-connected VA disability, full exemption of the qualifying veteran's primary residence; for less than 100% service-connected or nonservice-connected disability, exemption is prorated/limited under state rules. Yes for new applicants; file the veteran individual exemption affidavit with VA disability documentation. Existing exemptions before January 1, 2026 generally do not require an additional application for the recent statutory changes. Apply by New applications must be submitted during the annual window from the first Monday in January through March 1; Yuma's veteran affidavit instructions also state hand-delivered filings are due by the last business day of February and mailed filings must be postmarked on or before the last day of February.. (Source: https://azdor.gov/business/property-tax/property-tax-faqs)
• Senior Property Valuation Protection Option / Senior Freeze — Qualified senior citizens who meet Arizona's age, income, and primary-residence requirements; administered through the County Assessor using ADOR Form 82104.. Freezes/protects the valuation of the primary residence for a renewable three-year period; it does not freeze tax rates or guarantee the tax bill will not change. Yes; application required for the Property Valuation Protection Option. Apply by January 1 through September 1; Yuma County lists September 1 as the last day to file for the Seniors' Property Valuation Freeze.. (Source: https://www.yumacountyaz.gov/government/assessor/calendar)

How to Look Up Your Property Record in Yuma County

You can look up your property's official record at https://yumacountyaz-assessor.tylerhost.net/assessor/web/. Yuma County Assessor EagleWeb provides current ownership, sales information, tax history, and assessment history for parcels located in Yuma County.