How much are property taxes in Fountain Hills, AZ for 2026?

The Town of Fountain Hills itself charges $0.0000 per $100 of assessed value, both primary and secondary, according to the Maricopa County 2026 tax rate table. But your actual bill is never just the town's line. For a home in the Fountain Hills Unified School District #98 area inside town limits, the same 2026 table lists a combined primary rate of $3.8138 per $100 of assessed value, or $3.2138 for an owner-occupied home after the state's homeowner rebate, plus a combined secondary rate of $0.9657 per $100. That combined rate already folds in the county, the community college district, the school district and the state, which is what the table means when it says "includes county-wide districts."

I'm Jen Keene, a REALTOR® with eXp Luxury in Scottsdale, AZ, and I'm the agent people call at every stage of their life. Fountain Hills is its own town, and it really does charge zero. But that's not your whole bill, so I want to walk through the actual number instead of stopping at the zero.

That part is true. The Town of Fountain Hills doesn't levy a primary property tax, and the county's own 2026 table confirms it at $0.0000 for both the primary and secondary town rate. I go through who bills you, the Treasurer versus the Assessor, when it's due, how to appeal your value, and the senior freeze, somewhere else: Fountain Hills, AZ tax rate: property tax and sales tax, explained. Given that the town charges zero, here's what the rest of the bill adds up to.

Your county, your school district, the state's community college district, and the state itself all still apply their own rates to the same assessed value, and none of those are zero. That's the combined $3.2138 (or $3.8138) primary and $0.9657 secondary I quoted above.

Arizona taxes a home at 10% of its value for tax purposes, not the full value. Arizona law sets that 10% ratio for an owner-occupied primary residence, Class 3 property under A.R.S. § 42-15003. The 10% figure applies to your home's Limited Property Value, which the Assessor sets every year and which is usually not the same number as what the home would sell for, since it's capped at no more than a 5% increase a year under A.R.S. § 42-13301.

Once that 10% number exists, every jurisdiction that reaches your address applies its own rate to it, and the county's table adds them together into the one combined figure it publishes for your area. For a Fountain Hills address inside town limits, in the Fountain Hills Unified School District, the Maricopa County 2026 tax rate table lists that area under code 982400, with the county, the community college district, the school district and the state all folded into the $3.8138 primary figure.

The $3.2138 figure is different from the $3.8138 figure. Here's where that gap comes from.

Because Arizona pays part of your primary school tax for you, if you live in the home. Under A.R.S. § 15-972, the state covers half of the primary school district portion of the tax on an owner-occupied primary residence, automatically, with no application required. That reduction is capped at $600 a year per parcel.

The county's 2026 table shows this as two separate columns for the same area: a "Primary Rate" of $3.8138, which is what a non-owner-occupied property (a rental, for instance) pays, and an "Approx Residential Primary Rate" of $3.2138, which is the number that applies if you live in the home. The difference between them, $0.60 per $100, is the state's rebate working through the rate rather than arriving as a separate check.

The table calls it "Approx" because the rebate is capped at $600 a year in dollars, not in rate, so the $0.60 difference only applies up to a point. Above a certain assessed value, the dollar cap kicks in and the real savings stop growing even though the rate shown is an average.

In October 2026, Fountain Hills' own median sale price for single-family homes over the past 12 months was $875,000, according to the Cromford Report. I'll use that as a round example, not a quote on any specific home, because your home's Limited Property Value is its own number and usually isn't the same as its market price. Look yours up at mcassessor.maricopa.gov before you rely on any figure, including this one.

1. Apply the 10% ratio. $875,000 × 10% = $87,500 in assessed value.
2. Apply the residential primary rate. $87,500 ÷ 100 × $3.2138 = about $2,812 a year for the primary portion, if you live in the home.
3. Apply the secondary rate. $87,500 ÷ 100 × $0.9657 = about $845 a year.
4. Add them together. About $3,657 a year, before any special district that applies only to your specific parcel.

That's the county, the school district, the community college district and the state, combined, on an owner-occupied home at that value. It is not what the town charges, because the town's piece of all of this is $0.00.

The Fountain Hills Sanitary District. It's a separate taxing body from the town, and it only reaches parcels inside its own boundary, not every address in Fountain Hills. According to the same Maricopa County 2026 tax rate table, its rate is $0.8526 per $100 of assessed value for 2026, as a secondary tax. On the $87,500 assessed value from the October 2026 example above, that's another $746 a year, for a home that falls inside the district.

A town-wide rate can't tell you whether your own parcel is inside the district. Here's how to check your parcel and who to call at the district.

Don't assume "no town property tax" means a small bill. The county, school district, community college and state portions are real money, and in this example they come to roughly $3,657 a year before any special district, even though the town charges nothing.

Don't use the non-owner-occupied rate for a home you'll live in. $3.8138 and $3.2138 are two different numbers for two different situations. If you'll live in the home, the residential rate is the one that applies, automatically, with nothing to file.

Don't assume the $0.60 rebate gap applies at every price. It's capped at $600 a year in dollars. Once your home's Limited Property Value reaches roughly $1,000,000, the dollar cap is already reached, and the gap between the two rates stops growing in real terms from there.

Don't use your home's sale price as its Limited Property Value. They're usually different numbers. The assessed value is what the Assessor sets and caps under Proposition 117, not what you paid or what a home last sold for.

The math scales the same way, but now the rebate's dollar cap applies in full. On a $1,500,000 Limited Property Value, the 10% assessed value is $150,000. At the non-owner-occupied rate of $3.8138, the primary portion alone would be about $5,721 a year. The homeowner rebate still applies if you live in the home, but it's capped at $600, so the residential primary portion comes to about $5,121 rather than scaling down proportionally the way it does at lower values. Add the secondary rate of $0.9657 on the same $150,000, about $1,449, and the combined total before any special district is close to $6,570 a year.

If you're budgeting for a specific Fountain Hills home, look up its actual Limited Property Value at mcassessor.maricopa.gov rather than estimating from the sale price, and check whether the parcel falls inside the Fountain Hills Sanitary District. Those two numbers, plus the $3.2138 combined rate above, get you close to the real annual figure. I talk through the actual costs, including property taxes, with buyers before they fall in love with a specific house. Here's how that works.

If you want help reading a specific property's actual bill, or want to compare what a home would cost to carry here against another Fountain Hills address, get in touch or call me at (480) 203-6605, and bring the address or the parcel number.