Maricopa Value

2345 W Black Canyon Dr, New River, AZ 85087

2 bathrooms, 1,900 sqft, built 1970, in Black Canyon Retreat Full cash value for 2027: $494,300.

Maricopa County account 20226050A

Full cash value
$494,300
Tax year 2027 · before exemptions; your tax bill is based on the limited property value
Living area
1,900 sqft
$260 per sqft
Year built
1970

Compare this assessment

Start with the county value and property facts, then review appraisal comps, recent sales, and prior-year changes to decide whether the assessment is worth challenging. The comps on this page are free to review; email sign-in is only used to save a printable report.

For nearby context, browse ZIP 85087 and Black Canyon Retreat assessment pages.

Appeal deadline

The appeal deadline for the 2027 Notice of Valuation was . 2028 Notices of Valuation usually arrive in February.

Deadline rule: Within 60 days after the Assessor mails your Notice of Valuation. Evidence is reviewed first by the Maricopa County Assessor's Office; a further appeal goes to the State Board of Equalization (SBOE). Dates checked against the official source.

Assessment snapshot

These public MCAO records highlight what may be worth checking before you file.

  • Assessment changeThe full cash value increased 9.1% from $453,100 in 2026 to $494,300 in 2027.
  • Full cash value per square footThe current public record shows about $139 per square foot before any comparable-property adjustments.
  • Nearby comparison areaThis page starts the equity review with public records for the Black Canyon Retreat neighborhood and ZIP 85087.
  • Neighborhood value signalAmong 68 residential records in the same neighborhood, the average full cash value is about $129 per square foot.
  • Area year-over-year signalNearby residential records with prior-year values moved about +11.4% on average.

Comparable assessments

Similar public appraisal records selected for this property's equity comparison.

Recent comparable sales

Sales selected by similarity to the subject property.

  • 44040 N 7th Ave, New River, AZ 85087
    June-17-2026 | 1,626 sqft | $326/sqft | built 1979 | 14% size difference (1,626 sqft); Moderate age difference (9 years newer); Sold before the valuation date
    $530,000
  • 2336 W Estrella Rd, New River, AZ 85087
    August-11-2026 | 1,679 sqft | $313/sqft | built 1981 | 12% size difference (1,679 sqft); Sold before the valuation date; Sold 4 months before valuation date (good timing)
    $525,000
  • 43612 N 3rd Ave, New River, AZ 85087
    May-19-2026 | 1,816 sqft | $256/sqft | built 1950 | Similar size (1,816 sqft); Sold before the valuation date
    $465,000
  • 43839 N 12th St, New River, AZ 85087
    July-30-2026 | 2,108 sqft | $325/sqft | built 1984 | 11% size difference (2,108 sqft); Sold before the valuation date; Sold 5 months before valuation date (good timing)
    $685,000
  • 48451 N 27th Ave, New River, AZ 85087
    April-20-2026 | 2,289 sqft | $247/sqft | built 1975 | Moderate age difference (5 years newer); Sold before the valuation date
    $564,888

Public appraisal comparison for 2027. Prepared . Appraisal source: Maricopa County Assessor's Office. Sales data checked in this snapshot: . Matches consider available size, age, location and property characteristics. How comparisons work.