Cave Creek and Carefree property taxes: why your school district changes the bill

Nov 12

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Two homes in the Town of Cave Creek with the same $750,000 limited property value can carry very different tax bills. Using Maricopa County's adopted 2026 rates, the core property tax comes to about $3,381 a year in Cave Creek Unified and about $5,858 in Deer Valley Unified. The town itself charges nothing. The school district line does most of the work.

The short answer

Neither Cave Creek nor Carefree levies a town property tax; both show a 0.0000 rate for the 2026 tax levy. The biggest variable on a bill is the school district. For a primary residence, core rates add up to about 4.5076 per $100 of assessed value in Cave Creek Unified and about 7.8101 in Deer Valley Unified, or roughly $4,508 versus $7,810 a year per $1 million of limited property value.

What the 2026 tax rates show

Town of Cave Creek: 0.0000 primary and 0.0000 bond rate per $100 of assessed value, on a net assessed value of $216.7 million, up about 6.4% (Maricopa County adopted levies, FY2027, 2026 tax levy)
Town of Carefree: 0.0000 primary and 0.0000 bond rate, net assessed value $220.3 million, up about 4.3% (same source)
Cave Creek Unified #93: 0.9096 primary, 0.6327 minimum school tax, 0.1196 bond, combined 1.6619, down from 1.7206 (same source)
Deer Valley Unified #97: 3.0947 primary, 0.7325 override, 1.1372 bond, combined 4.9644, down from 5.1260 (same source)
Countywide shared rates: county, library, flood control, fire district assistance, community college, Special Health Care District, and Central Arizona Water Conservation District combined 2.8457, down from 2.8699 (same source)
City lines nearby: Scottsdale 0.8975 combined and Phoenix 2.0397 combined (same source)

Why the school district matters so much here

In Arizona, a primary residence is assessed at 10% of its limited property value. Every taxing district then charges its rate per $100 of that assessed value. In Cave Creek homes for sale and Carefree homes for sale, the town line is zero, so the bill is mostly countywide rates plus the school district.

That is where the gap opens up. The Cave Creek Unified combined rate of 1.6619 is about one third of Deer Valley Unified's 4.9644. On $1 million of limited property value, the school portion alone is about $1,662 in Cave Creek Unified versus $4,964 in Deer Valley Unified, a difference of about $3,302 a year.

Cave Creek Unified serves Cave Creek and Carefree, the northern portion of Scottsdale, and a sliver of eastern Phoenix. Our Tatum Ranch homes for sale page notes that most recent listings there named Cave Creek Unified schools. The Desert Hills homes for sale page notes that Desert Hills, just west, is in Deer Valley Unified. See where Cave Creek, Carefree, Tatum Ranch, and Desert Hills sit on our Northeast Valley map.

Estimated core tax by area, 2026 levy

These examples use the county's adopted 2026 rates, a primary residence, and the shared countywide rates. They leave out smaller items that vary by parcel, such as a career and technical education district levy, improvement districts, and any credits. They are calculated by Arizona Luxury Partners.

Cave Creek or Carefree, Cave Creek Unified (4.5076): about $2,254 at $500,000, $3,381 at $750,000, and $4,508 at $1,000,000 of limited property value
Cave Creek, Deer Valley Unified (7.8101): about $3,905, $5,858, and $7,810
Scottsdale address in Cave Creek Unified (5.4051): about $2,703, $4,054, and $5,405
Phoenix address in Deer Valley Unified (9.8498): about $4,925, $7,387, and $9,850

How this lines up with prices

Taxes only make sense next to prices. Our homes for sale in Cave Creek 85331 page shows 619 sales over the past 12 months at a median of $865,000, as of November 11, 2026. The homes for sale in Carefree 85377 and Carefree town pages show 134 sales at a median of $1,112,000 as of November 12. Tatum Ranch shows a median sale price of $626,500 and Desert Hills $950,000, both as of November 12.

Nearby, the homes for sale in 85262 page shows 578 sales at a median of $1,600,000 as of November 4, and the homes for sale in Phoenix 85085 page shows 493 sales at a median of $610,000 as of November 11. Limited property value usually sits below market price, so a tax bill based on a recent sale price would overstate what most owners pay.

Practical steps before you buy

Pull the parcel's tax bill. The Maricopa County Treasurer shows the current bill and every rate on it. That beats any estimate, including ours.
Confirm the school district by address. In Cave Creek, the same town can mean two districts. Check with the district and on the bill, not just the listing.
Look at limited property value, not the list price. The Assessor's notice shows full cash value and limited property value. Limited value can rise up to 5% a year.
Ask about HOA dues separately. Communities such as The Boulders homes for sale in Carefree have association costs that never appear on the county bill.
Avoid this mistake: do not use the seller's current bill as your future cost without checking whether it reflects a primary residence. A second home or rental is a different property class and can be taxed differently.
Budget for both halves. The second half of 2026 taxes is due March 1, 2027 and becomes delinquent after 5:00 p.m. on Monday, May 3, 2027, since May 1 falls on a Saturday.

The honest caveats

These are core rates only. Some parcels also carry a career and technical education district levy, a fire district levy in unincorporated areas, or an improvement district charge. Owner occupied homes may also see credits. The examples assume limited property value as stated and a primary residence. School district boundaries do not follow town limits or ZIP codes, so Scottsdale and Phoenix addresses near Cave Creek can be in either district. Price figures are 12 month medians from our pages and mix home types and sizes. None of this is tax advice; check your own bill and talk with a tax professional.

Frequently asked questions

Does the Town of Cave Creek charge a property tax?

No. Maricopa County's adopted rates for the 2026 tax levy show the Town of Cave Creek primary levy and bond debt service rate at 0.0000 per $100 of assessed value, the same as the year before. You still pay county, community college, school district, and special district rates.

Does the Town of Carefree charge a property tax?

No. The county's 2026 levy schedule lists the Town of Carefree primary rate and bond rate at 0.0000. Carefree homeowners pay the countywide shared rates plus the Cave Creek Unified School District rates, along with any special district charges on their own parcel.

What is the property tax rate in Cave Creek, Arizona?

It depends on the school district. For the 2026 tax levy, the core rates add up to about 4.5076 per $100 of assessed value for a Cave Creek home in Cave Creek Unified and about 7.8101 for one in Deer Valley Unified, before smaller special district levies. Your own bill lists the exact rates for your parcel.

Which school districts serve Cave Creek and Carefree?

Carefree is served by Cave Creek Unified. Cave Creek is served by both Cave Creek Unified and Deer Valley Unified, so the district depends on the address. Confirm the district for a specific home with the district and on the parcel's tax bill.

How is property tax calculated on an Arizona home?

For a primary residence, assessed value is 10% of the limited property value under A.R.S. 42-15003. Each taxing district's rate is charged per $100 of that assessed value. Add up all the rates on your bill, multiply by the assessed value, and divide by 100.

Why are Deer Valley Unified tax rates higher than Cave Creek Unified?

For the 2026 levy, Deer Valley Unified has a higher primary rate, a voter approved maintenance and operations override, and a larger bond debt service rate. Cave Creek Unified shows no override and a smaller bond rate. Rates reflect each district's own budget and voter decisions, not the quality of any home.

How much can my limited property value go up each year?

Under A.R.S. 42-13301, limited property value can rise by no more than 5% a year and can never exceed full cash value. Because taxes are based on limited value, a home's tax bill usually moves more slowly than its market price.

When are Maricopa County property taxes due?

The first half is due October 1 and becomes delinquent after 5:00 p.m. on November 1. The second half is due March 1 and becomes delinquent after 5:00 p.m. on May 1. When a delinquency date falls on a weekend or holiday it moves to 5:00 p.m. the next business day, which puts the 2027 second half deadline on Monday, May 3, 2027.

Are HOA dues included in my property tax bill?

No. HOA dues are billed by the association, not the county. Whether a Cave Creek or Carefree home has an HOA depends on the community, so ask for the HOA's current dues and resale disclosure early in your search.

Did Cave Creek Unified's tax rate go down for 2026?

Yes. Cave Creek Unified's combined rate fell from 1.7206 for the 2025 levy to 1.6619 for the 2026 levy, while the district's net assessed value rose about 6.1%. A lower rate does not always mean a lower bill, since your assessed value can rise.

The bottom line

In Cave Creek and Carefree, the town takes nothing from your property tax bill, so the school district decides most of what you pay. Two homes at the same value inside Cave Creek can differ by about $2,477 a year at $750,000 of limited value just because of the district. Confirm the district and pull the real bill before you write an offer.

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Kyle Hermann
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Cheryl Solano
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Art Buck
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Arizona Luxury Partners | Real Estate Group at RE/MAX Fine Properties

Sources

Maricopa County, Adopted Property Tax Levies and Rates, Fiscal Year 2027 (2026 tax levy) and Fiscal Year 2026 (2025 tax levy), viewed November 12, 2026. Link
Arizona Luxury Partners, Cave Creek homes for sale page, market figures as of November 12, 2026 (ARMLS via Flexmls). Link
Arizona Luxury Partners, Cave Creek 85331 homes for sale page, figures as of November 11, 2026. Link
Arizona Luxury Partners, Carefree homes for sale page, figures as of November 12, 2026. Link
Arizona Luxury Partners, Tatum Ranch and Desert Hills homes for sale pages, figures as of November 12, 2026. Link
Arizona Luxury Partners, Scottsdale 85262 page (as of November 4, 2026) and Phoenix 85085 page (as of November 11, 2026). Link
Wikipedia, Cave Creek Unified School District, viewed November 12, 2026. Link
Arizona Revised Statutes 42-15003, assessed valuation of class three property. Link
Arizona Revised Statutes 42-13301, limited property value. Link
Arizona Revised Statutes 42-18052, due dates and delinquency. Link
Combined rates and tax examples calculated by Arizona Luxury Partners: sum of the adopted 2026 rates listed above per $100 of assessed value; assessed value equals 10% of limited property value; examples at $500,000, $750,000, and $1,000,000 of limited property value; percentage changes in net assessed value from the FY2026 and FY2027 columns.

All information provided is deemed reliable but is not guaranteed and should be independently verified. This article is for general information only and is not financial, lending, legal, or tax advice. Arizona Luxury Partners | Real Estate Group at RE/MAX Fine Properties, 21020 N. Pima Road, Scottsdale, AZ 85255. Brokerage License LC629808000. Equal Housing Opportunity.

Kyle Hermann