By Lauren DePoe, REALTOR® · Published October 23, 2026
Short answer: Property taxes in Sedona are low by national standards. One third-party estimate puts the median effective rate on the Yavapai County side of Sedona at about 0.46% of home value, with a median bill of about $3,144 a year, compared with roughly 1.02% nationally. Your actual bill depends on three things: which county the parcel is in (Sedona sits in both Coconino and Yavapai), the home’s Limited Property Value, and whether you will live in it as your primary residence. Buying a home does not by itself reset its taxable value in Arizona.
Why does it matter which county my Sedona home is in?
Sedona straddles the Coconino–Yavapai county line. Uptown and Oak Creek Canyon are generally in Coconino County, while West Sedona and the Village of Oak Creek are in Yavapai County. Each county has its own assessor, treasurer and set of taxing districts, so two homes of similar value a few miles apart can carry different tax rates.
The county line does not follow neighborhood names or the Sedona mailing address, so confirm by parcel number on the county assessor’s site rather than assuming. The same county question also matters for short-term rental rules and other address-by-address details.
How are Arizona property taxes calculated?
Arizona taxes are based on the assessor’s Limited Property Value (LPV), not on the price you pay or the market value shown online. According to the Arizona Department of Revenue, the calculation works like this:
- Limited Property Value. The assessor sets a full cash value (close to market value) and a Limited Property Value. Under Proposition 117, LPV can rise no more than 5% a year unless the property changes, for example through new construction, a change in use or a parcel split. In a market that has appreciated quickly, LPV is often well below market value.
- Assessment ratio. Residential property, both primary residences (Class 3) and other residential property such as second homes and rentals (Class 4), is assessed at 10% of LPV.
- Tax rate. The assessed value is multiplied by the combined rates of every district that serves the parcel, stated per $100 of assessed value. That typically includes the county, the school district, the community college district, the fire district and other special districts.
A hypothetical example: a home with an LPV of $500,000 has an assessed value of $50,000. At a combined rate of $8.00 per $100, the annual bill would be about $4,000. Your actual rates depend on the parcel’s tax area.
For context, Coconino County’s adopted rates for fiscal year 2027 list the Sedona-Oak Creek Unified School District at a combined 2.0601 per $100 of assessed value. The school district is one line on the bill, not the whole bill.
Will my property taxes go up when I buy a Sedona home?
Not simply because of the sale. A sale is not one of the events that resets LPV under Arizona’s rules, so the taxable value generally carries over from the seller. That is a meaningful difference from states that reassess at purchase.
Your bill can still change for other reasons:
- Annual increases. LPV can rise up to 5% a year, and district rates change each year.
- Primary residence or not. If the seller lived in the home and you won’t, or the reverse, the classification changes. Owner-occupied homes receive a state rebate on part of the school district tax, up to $600 a year. Second homes and rentals do not.
- Improvements. Additions or new construction can change the LPV.
Owner-occupied homes also benefit from Arizona’s constitutional cap: primary property taxes on a primary residence cannot exceed 1% of its full cash value.
When are property taxes due in Sedona?
Arizona property taxes are paid in two installments. The first half is due October 1 and becomes delinquent after November 1. The second half is due March 1 and becomes delinquent after May 1. You can pay the full year by December 31 without interest on the first half. Taxes are paid in arrears, so at closing they are prorated between buyer and seller. If your taxes are paid through a mortgage escrow account, your lender handles the payments.
How do I find the property taxes on a specific Sedona home?
- Find the parcel number. It appears on the listing, the county assessor’s site and the title report.
- Confirm the county. Search the parcel on the Coconino County or Yavapai County assessor’s site.
- Check the current bill. The county treasurer’s site shows the most recent bill and the districts that make it up.
- Note the classification. If the current owner receives the owner-occupied rebate and you won’t be living there, budget for a higher bill.
When I work with buyers, I pull the parcel’s tax history alongside the comparable sales so the carrying cost is part of the decision from the start. If you are comparing areas, my post on whether the Village of Oak Creek is more affordable than Sedona covers purchase prices across the county line.
Frequently asked questions
What is the property tax rate in Sedona, AZ?
There is no single rate. The bill depends on the parcel’s county and taxing districts. One third-party estimate puts the median effective rate on the Yavapai County side of Sedona at about 0.46% of home value, below the Arizona median of about 0.51%.
Is Sedona in Coconino County or Yavapai County?
Both. Uptown and Oak Creek Canyon are generally in Coconino County, and West Sedona and the Village of Oak Creek are in Yavapai County. Confirm any specific home by its parcel number.
Do property taxes reset when you buy a home in Arizona?
No. A sale by itself does not reset the Limited Property Value. Taxes can change if the home’s use changes, for example from a primary residence to a second home or rental, or if it is improved.
Do second homes in Sedona pay higher property taxes?
Generally somewhat higher, because owner-occupied primary residences receive a state rebate on part of the school district tax, up to $600 a year, and the 1% cap on primary taxes applies only to primary residences.
When are Sedona property taxes due?
The first half is due October 1 and delinquent after November 1. The second half is due March 1 and delinquent after May 1.
Budget for the full cost of owning in Sedona
If you are buying in Sedona, the Village of Oak Creek or the Verde Valley, I can pull the tax history and county details for any home you’re considering, along with the recent sales that show what it’s worth. Contact me or call 928-340-7773. You can also read what a budget under $1 million buys in Sedona vs. the Village of Oak Creek and Sedona price per square foot.
Sources
- Arizona Department of Revenue, Overview of the Arizona Property Tax System (accessed October 23, 2026)
- Coconino County, Fiscal Year 2027 Adopted Property Tax Levies and Rates (accessed October 23, 2026)
- Ownwell, Sedona, Yavapai County property tax estimates (third-party estimate, accessed October 23, 2026)
Lauren DePoe, REALTOR®, Coldwell Banker Realty, 195 W. State Route 89A, Sedona, AZ. This article is general information, not tax or legal advice. Confirm figures for a specific property with the county assessor and treasurer or a tax professional.