2866 E Inverness Ave, Mesa, AZ 85204

1 bathrooms, 1,061 sqft, built 1980, in Ranch Unit 4 Full cash value for 2027: $323,200.

Maricopa County account 14064148

Full cash value

$323,200

Tax year 2027 · before exemptions; your tax bill is based on the limited property value

Living area

1,061 sqft

$305 per sqft

Year built

1980

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 85204 and Ranch Unit 4 assessment pages.

Appeal deadline

The appeal deadline for the 2027 Notice of Valuation was April 21, 2026. 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 September 27, 2026 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 7.2% from $301,600 in 2026 to $323,200 in 2027.
Full cash value per square footThe current public record shows about $115 per square foot before any comparable-property adjustments.
Nearby comparison areaThis page starts the equity review with public records for the Ranch Unit 4 neighborhood and ZIP 85204.
Neighborhood value signalAmong 89 residential records in the same neighborhood, the average full cash value is about $115 per square foot.
Area year-over-year signalNearby residential records with prior-year values moved about +9.3% on average.

Comparable assessments

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

2845 E Inverness Ave, Mesa, AZ 85204
1,061 sqft | $311/sqft | built 1980 | Similar size (1,061 vs 1,061 sqft); Built same year (1980); Same story count (1)
$329,800
2926 E Juanita Ave, Mesa, AZ 85204
1,061 sqft | $306/sqft | built 1981 | Similar size (1,061 vs 1,061 sqft); Similar age (1981 vs 1980); Same story count (1)
$325,100
2835 E Inverness Ave, Mesa, AZ 85204
1,061 sqft | $303/sqft | built 1980 | Similar size (1,061 vs 1,061 sqft); Built same year (1980); Same story count (1)
$321,100
2853 E Juanita Ave, Mesa, AZ 85204
1,061 sqft | $306/sqft | built 1980 | Similar size (1,061 vs 1,061 sqft); Built same year (1980); Same story count (1)
$324,500
1915 S Roca, Mesa, AZ 85204
1,061 sqft | $302/sqft | built 1983 | Similar size (1,061 vs 1,061 sqft); Similar age (1983 vs 1980); Same story count (1)
$320,800

Recent comparable sales

Sales selected by similarity to the subject property.

2322 E Juanita Ave, Mesa, AZ 85204
September-28-2026 | 1,040 sqft | $380/sqft | built 1978 | Similar size (1,040 sqft); Similar age (1978); Sold before the valuation date
$394,900
1965 E Inverness Cir, Mesa, AZ 85204
September-29-2026 | 1,131 sqft | $301/sqft | built 1982 | 7% size difference (1,131 sqft); Similar age (1982); Sold before the valuation date
$340,000
442 S 32nd Pl, Mesa, AZ 85204
August-28-2026 | 1,076 sqft | $304/sqft | built 1983 | Similar size (1,076 sqft); Similar age (1983); Sold before the valuation date
$327,000
1902 E Emerald Ave, Mesa, AZ 85204
August-14-2026 | 1,092 sqft | $343/sqft | built 1974 | Similar size (1,092 sqft); Moderate age difference (6 years older); Sold before the valuation date
$375,000
2525 E Inverness Ave, Mesa, AZ 85204
July-6-2026 | 1,075 sqft | $388/sqft | built 1979 | Similar size (1,075 sqft); Similar age (1979); Sold before the valuation date
$417,500

Public appraisal comparison for 2027. Prepared October 4, 2026. Appraisal source: Maricopa County Assessor's Office. Sales data checked in this snapshot: October 4, 2026. Matches consider available size, age, location and property characteristics. How comparisons work.