Free Tucson Land Valuation

By pulling the parcel's constraints first and comparing second. A parcel-specific opinion of value starts from the Pima County Assessor record and the legal description, then layers on zoning and permitted density, the FEMA flood zone and any Base Flood Elevation or floodway, Pima County's own regulatory floodplain, regulated riparian habitat class and the watercourse erosion-hazard setback, the water and wastewater service situation, electric availability from TEP or Trico with any line-extension estimate, and recorded access. Only then do closed comparable land sales mean anything, because each one has to be adjusted for the same list before it can be compared. A dollar-per-acre average drawn from across town is not a valuation; it is a starting point that ignores everything that actually separates two parcels. The public layers behind it: https://msc.fema.gov/portal/home, https://www.pima.gov/flood-hazard-map-information and https://www.pima.gov/development-services

Because the two numbers are answering different questions. The assessor's full cash value is a mass-appraisal figure produced for property taxation across an entire jurisdiction, on a schedule, without anyone walking your parcel. A market valuation is an opinion of what a buyer in today's pool would actually pay for this specific parcel with its specific zoning, access, utilities, flood status and buildable envelope. Those diverge most on exactly the parcels where the constraints are unusual — a lot largely inside the floodway, a landlocked parcel, or one where a recorded easement and finished utilities make it worth considerably more than a neighbouring parcel the tax roll treats as equivalent. Use the assessor record as a source of facts about the parcel, not as a price.

Not always, and the difference matters at sale. Assessor acreage is a tax figure derived from the recorded legal description; surveyed acreage is what a licensed surveyor finds on the ground with the boundaries monumented. They frequently differ, sometimes materially, and on older Arizona parcels with split histories that never cleared the county they can differ a lot. Advertising a figure you got from the tax roll and delivering less is a price renegotiation at best and a disclosure claim at worst, so state the source of the acreage every time you publish it. Where the legal description and the assessor record disagree, or where boundaries are unmonumented, a boundary survey before listing usually pays for itself — in price, and in a deal that does not get reopened at day forty-five.

It depends on which part of the parcel and which designation, which is why the flood answer is a valuation input rather than a yes or no. A Zone X parcel outside the mapped floodplains carries the least constraint. Zone AE or Zone A brings elevation requirements above the Base Flood Elevation plus Pima County freeboard and a mandatory flood-insurance requirement for a financed buyer. Zone AO brings sheet-flow elevation requirements. Land inside the floodway is a different category altogether, because construction there is essentially prohibited and a parcel mostly within it may be unbuildable at any acreage. Two things soften the picture: a prior FEMA Letter of Map Amendment or LOMR-F removing land from the Special Flood Hazard Area is a genuinely valuable document because it removes the lender's insurance mandate, and the constraint that matters is the buildable envelope left over, not the percentage of the parcel that is mapped. https://msc.fema.gov/portal/home

Everything a map of lot lines does not show. Recorded access versus none is the largest single step, because a landlocked parcel trades to the adjoining owner and essentially nobody else. Utilities at the frontage versus a long line extension is a straight deduction a buyer makes from what they will pay. Zoning and permitted density decide which buyer pool the parcel even belongs to — the same acreage priced against one custom-home buyer or against a builder running a per-lot residual are not the same listing. And the buildable envelope after floodway, erosion-hazard setback, riparian mitigation area and utility easements can differ enormously between two parcels of identical gross acreage when a wash crosses one of them. Slope, caliche and a failed percolation test add real site-work dollars on top.

Nothing, and there is no obligation to list. Share the address or the assessor's parcel number along with whatever you know about acreage, zoning and utilities, and the rest is pulled from public records — the assessor record, the zoning map, the FEMA flood map, Pima County's regulatory floodplain, the regulated riparian habitat layer and utility service areas. What comes back is a parcel-specific opinion of value with the comparable land sales behind it, the constraints that shaped it, and the buyer pool most likely to pay top dollar for that particular parcel. Request one at https://www.kyleberglund.com/land-valuation or call (520) 250-8904.