What Happens If I Don't Pay My Property Taxes in Avondale, AZ?

Last updated: November 11, 2026

Short answer: If you don't pay your property taxes in Avondale, AZ, the unpaid half becomes delinquent and Arizona law adds interest of 16 percent a year, simple. If it stays unpaid, the Maricopa County Treasurer sells a tax lien on the home in February. After three years, the lien buyer can go to court to foreclose your right to redeem it.

Want to talk it through? Book a time to chat with me (30 minutes, 9 AM–7 PM Arizona time).

¡Qué tal! I'm Rosie Armenta. Property taxes are easy to forget, especially the first year after you pay off a mortgage, inherit a house or stop using escrow. A missed half isn't the end of the world, but it doesn't fix itself either. Here's what Arizona law says happens next, and how to catch up before it gets expensive.

When are property taxes late in Maricopa County?

Under A.R.S. § 42-18052, Arizona property taxes come in two halves:

• First half: due October 1, delinquent after November 1 at 5:00 p.m.
• Second half: due March 1, delinquent after May 1 at 5:00 p.m.
• Bills of $100 or less: the whole amount is due October 1 and delinquent after December 31 at 5:00 p.m.

If the deadline lands on a weekend or holiday, it moves to 5:00 p.m. the next business day. That's why the Maricopa County Treasurer's 2026 calendar shows first-half 2026 taxes became delinquent after 5 p.m. on November 2, 2026. Property taxes are paid in arrears here, and my post on how much property taxes are in Avondale, AZ explains how the bill is figured.

How much interest do late property taxes cost?

A.R.S. § 42-18053 says delinquent taxes carry interest at 16 percent a year, simple, from the date they become delinquent until paid. Part of a month counts as a whole month.

The same law lists times when interest isn't collected:

• You pay the full year by December 31. If you miss the November deadline but pay both halves by December 31, the law says interest isn't collected on that year's taxes.
• The delinquency came from an error by the County Assessor or Treasurer.
• You just paid off your mortgage. With the Board of Supervisors' approval, the Treasurer may waive interest and penalties for a delinquency in the first year after a mortgage or deed of trust is paid off or released. That waiver is available only once per property.

Example only: made-up round numbers, not real Avondale prices.

Example only	Full-year tax bill	What the owner does	What the law says happens
Owner A	$2,000	Pays $1,000 by Nov 1 and $1,000 by May 1	On time, no interest
Owner B	$2,000	Misses Nov 1, pays all $2,000 by Dec 31	No interest for that year
Owner C	$2,000	Misses Nov 1 and pays nothing more	Interest from delinquency; a lien can be offered at the February sale

What is a tax lien sale?

Under Arizona law, a tax lien attaches to the property on January 1 of the tax year. If taxes stay delinquent, the county treasurer sells the lien to collect them. The Arizona Auditor General explains that the treasurer adds up the delinquent taxes, interest, penalties and charges through February, the month of the sale. The winning buyer pays that whole amount and bids the lowest interest rate, up to 16 percent.

The lien buyer doesn't get your house at the sale. You keep ownership, but now you owe the lien amount plus interest at the rate on the certificate. Under A.R.S. § 42-18153, redeeming the lien also means paying any later taxes the buyer paid, plus certain fees.

The Treasurer's 2026 calendar also shows that final delinquent tax notices for unpaid 2025 taxes go out on December 1. If one comes to your mailbox, open it right away.

Can I lose my house over unpaid property taxes?

It can happen, but it takes years, and you get chances to stop it:

• You can redeem. A.R.S. § 42-18152 lets the owner redeem a lien any time within three years after the sale, and after that until the Treasurer delivers a deed to the lien holder.
• Three years is the trigger. Under A.R.S. § 42-18201, starting three years after the sale (and no later than ten years), the lien holder can sue in Superior Court to foreclose your right to redeem.
• You get a notice first. A.R.S. § 42-18202 says the lien holder must send a notice by certified mail at least 30 days before filing. The notice has to tell you that you can ask for an excess proceeds sale if you think the home is worth more than the tax debt.
• Excess proceeds sale. Under the current A.R.S. § 42-18204, a court can order the property sold instead of deeded to the lien holder when the sale is likely to bring more than $2,500 above the amounts owed, so the owner may receive the extra.

If you get that certified letter, call a licensed Arizona attorney the same week.

How do I catch up on property taxes, step by step?

1. Look up your parcel balance with the Maricopa County Treasurer, or call the main line at (602) 506-8511.
2. Pay before the deadline if you can. Before an installment is delinquent, A.R.S. § 42-18056 says the Treasurer must accept partial payments of at least 10 percent of the installment and at least $10.
3. Ask for the redemption amount if a lien was already sold. It includes the lien amount, interest at the certificate rate, later taxes the buyer paid and fees.
4. Ask about partial payments on a sold lien. The same law has a rule for counties with more than three million people: a partial payment of at least 25 percent of the principal on the oldest year, plus interest and fees, when no older certificates are outstanding. Ask the Treasurer whether it fits your parcel.
5. Check your mortgage paperwork. If you have escrow, your servicer should be paying the bill. My post on why a mortgage escrow payment goes up in Avondale, AZ explains how escrow works.
6. Get help fast if letters escalate. A certified notice of intent to foreclose is the moment to call an attorney.

What if I'm thinking about selling?

Unpaid taxes are a lien on the home, so they have to be dealt with before the sale closes. A sale can be one way to pay them, but only if the home is worth more than everything you owe. If you're also behind on the mortgage, my post on selling when you're behind on payments in Avondale, AZ walks through the options. I can help you look at the numbers with a home value report before you decide.

Save this list with your tax papers, and share it with a friend or relative who just paid off their house.

Behind on property taxes and thinking about your options? Book a time to chat with me (30 minutes, 9 AM–7 PM Arizona time), or call or text me at 623-295-5770.

Frequently Asked Questions

When are Maricopa County property taxes delinquent?

The first half is delinquent after November 1 at 5:00 p.m., and the second half after May 1 at 5:00 p.m. (A.R.S. § 42-18052). Weekend or holiday deadlines move to the next business day.

How much interest is charged on late property taxes in Arizona?

A.R.S. § 42-18053 sets interest at 16 percent a year, simple, from the date of delinquency. Part of a month counts as a whole month.

If I miss the November deadline, can I still avoid interest?

Yes, in one case. Arizona law says interest isn't collected if the full year's taxes are paid on or before December 31.

Does a tax lien sale mean I lose my house?

No. The lien buyer gets a certificate, not your home. You can redeem the lien, but you pay the lien amount plus interest and fees.

How long do I have to redeem a property tax lien in Arizona?

You can redeem any time within three years after the sale, and after that until the Treasurer delivers a deed (A.R.S. § 42-18152). After three years, the holder can file to foreclose your right to redeem.

Will I get a warning before a tax lien foreclosure?

Yes. The lien holder must send a notice by certified mail at least 30 days before filing the lawsuit (A.R.S. § 42-18202).

I just paid off my mortgage. Who pays my property taxes now?

You do. Your escrow account stops paying the bill once the loan is paid off, so watch your mail and the Treasurer's site for the next bill.

Can I make a partial payment on my property taxes?

Before a half is delinquent, the Treasurer must accept partial payments of at least 10 percent of the installment and at least $10 (A.R.S. § 42-18056).

I'm a real estate agent, not a tax professional, an attorney or the County Treasurer. I can't tell you what you owe or what will happen with your parcel. Please confirm your balance with the Maricopa County Treasurer's Office, and talk with a licensed Arizona attorney if you get a lien or deed notice.

This article is general information, not legal, tax, or financial advice. Please talk with a licensed attorney, CPA, or lender about your situation.

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Rosie Armenta | Equal Housing Opportunity

Information was checked on November 11, 2026, from A.R.S. §§ 42-18052, 42-18053, 42-18056, 42-18152, 42-18153, 42-18201, 42-18202 and 42-18204, the Maricopa County Treasurer's 2026 Property Tax Calendar and the Arizona Auditor General's county treasurer FAQ. Rules can change, so please confirm current details with the Treasurer.