Flagstaff, AZ · Updated Oct 2026

What a Flagstaff house pays

Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.

Sent only to free public map services to find who serves it. Not stored unless you save your house.

Example · a Flagstaff house

$7,989a year · $666 a month

Starts at $366,167 of value before exemptions. Typical use.

Property tax$2,489
0.680% of $366,167
Electricity and gas$3,037
1000 kWh a month $2,372 · 45 therms $591 · Flagstaff city transaction privilege tax on utilities $74
Water and sewer$1,140
4,000 gallons a month on City of Flagstaff Water Services: water $41, sewer $37, stormwater, 3 erus (the city's average residential property) $18 a month
Trash$305
90-gallon trash + recycling, $25 a month
Home insurance$1,018
Typical premium $1,018

A typical Flagstaff house pays about $8,000 a year: $2,490 property tax and charges, $1,140 water and sewer, $310 trash, $3,040 electricity and gas, $1,020 home insurance. Estimated from public rates, not anyone's actual bill.

Rates checked Oct 21, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.

Ways to pay less

Nothing here applies to every house automatically. These are worth checking:

Rain barrels: 10% stormwater credit10% off the stormwater fee
Homes that collect at least 300 gallons of roof rainwater in rain barrels and use it for irrigation can get a 10% credit on the stormwater fee on the water bill. A new account holder has to re-apply.
How: Submit the completed application to solutions@flagstaffaz.gov or mail it to City of Flagstaff Stormwater, 2323 N Walgreens Street, Suite 1.
Free landfill dumping for city trash customers
Residents with 90-gallon City of Flagstaff trash service can drop off residential solid waste under 1 ton at Cinder Lake Landfill free ($20 otherwise); green waste is free, and appliances are free with proof of trash service.
How: Bring a City of Flagstaff water bill with itemized charges less than 90 days old, plus identification and proof of address.
On SNAP, LIHEAP, AHCCCS, SSI or similar: city bill credit$10 a month bill credit for a year
Flagstaff's Customer Assistance Program gives qualifying residential municipal account holders a $10 monthly bill credit for one year. You qualify with proof of current enrollment in programs such as SNAP, LIHEAP, Medicaid/AHCCCS, Section 8, SSI or the school lunch program. It is a pilot funded by donations.
How: Submit an application on the city's Payment Assistance page; reapply after one year.
Income at or below 200% of poverty: APS Energy Support Program25% or 60% off the APS bill
APS takes 60% off the monthly bill (up to $165) for households from 0% through 75.99% of the federal poverty guidelines, and 25% (up to $95) from 76% through 200%.
How: For questions about the APS Energy Support Program, call (844) 309-5655.
Income up to 150% of poverty: UniSource CARES gas discount24-28% off the gas bill
UniSource's CARES program gives gas customers with household income up to 150 percent of the federal poverty level a $5 discount on the standard Basic Service and Meter Charge plus a year-round 40 percent discount on the gas costs in the Purchase Gas Adjustment (PGA) surcharge, about 24-28 percent off year-round. You must reapply every year.
How: Apply with UniSource's online form for gas customers, or download the form and submit it as it instructs; enrollment may take up to two bill cycles.
Widowed, totally disabled or disabled veterans: personal exemptionUp to $4,873 off assessed value
Coconino County's 2026 widow/widower and total and permanent disability exemptions reduce assessed value by $4,873; for these, household income cannot exceed $39,865 ($47,826 with children under 18) and total assessed value cannot exceed $36,454. Veterans with a service-connected 100% disability can have their primary residence fully exempted; for smaller ratings the deduction is the disability percentage times $4,873.
How: Apply to the Coconino County Assessor between January 1 and March 1; if you miss it, call (928) 679-7962.
Seniors 65+: Senior Value Protection Option
Freezes the home's Limited Property Value for three years if at least one owner is 65 or older, the owners have lived there at least 2 years, and household income is no more than $47,712 for one owner or $59,640 for two or more. The tax rate is not frozen.
How: Apply to the Coconino County Assessor between January 1 and September 1; reapply after three years.

Money dates

Nov 1, 2026in 10 daysUnpaid first-half property taxes are delinquent after 5:00 p.m. (5:00 p.m. on the next business day if November 1 is a Saturday, Sunday or legal holiday), unless the total tax is $100 or less.
Dec 31, 2026in 70 daysInterest is not collected if the full year's tax is paid on or before December 31 of the tax year.
Mar 1, 2027The second half of property taxes is due March 1 and is delinquent after May 1 at 5:00 p.m. (the next business day if that is a weekend). If the total tax is $100 or less, the entire amount is due October 1.
Mar 1Last day to apply to the Coconino County Assessor for the widow/widower, disability or veteran's exemption (applications open January 1).

Who serves this house

Water: City of Flagstaff Water Services; City of Flagstaff water rates effective January 1, 2026, inside city, single family: a monthly fixed charge by meter size plus four tiers per 1,000 gallons, each with an energy rate and a WRIP fee
Property tax: 0.68% of value; 2026 tax year, Coconino County (Fiscal Year 2027 adopted rates; City of Flagstaff and Flagstaff Unified #1)
Garbage: City of Flagstaff Solid Waste; 1 trash + 1 recycling pickup weekly, $25.45 a month for single-family homes
Sewer: City of Flagstaff; Residential: a monthly fixed charge by meter size ($11.76 for a 3/4-inch meter) plus $6.20 per 1,000 gallons; residential usage is based on WQA (billed in winter months: Dec, Jan, Feb, Mar)
Electricity: APS (Arizona Public Service); Flagstaff's electricity provider; figures use APS plan R-1
Gas: UniSource Energy Services (UNS Gas); Flagstaff's natural gas provider; Residential Gas Service is $11.96 a month plus a charge per therm
Schools: Flagstaff Unified School District #1; Fiscal Year 2027 adopted rates per $100 of valuation: 3.3797 primary and 1.1935 secondary

Pay or manage your bills

Your water

Source: Upper Lake Mary, seasonal runoff from the Inner Basin of the San Francisco Peaks, and deep groundwater wells; Lake Mary water typically makes up 20-30% of the annual supply.
Arsenic: Highest 2025 result 6.9 ppb (limit 10 ppb), no violation.
Lead: 90th-percentile lead was 3.6 ppb in 2023 sampling (action level 15 ppb); 0 of 30 sites were above it.
Violations: Two reporting violations in 2025; the city says there are no health concerns related to them.

Other AZ cities

What a Peoria house pays What a Phoenix house pays What a Sierra Vista house pays What a Lake Havasu City house pays What a Maricopa house pays What a Scottsdale house pays What a Bullhead City house pays

How these numbers are made

Property tax: Arizona taxes a primary residence (Class 3, "Primary Residential Property") on an assessed value of 10% of its Limited Property Value (LPV), at rates per $100 of that assessed value, so each rate here is Coconino County's adopted rate divided by 1,000 and applied to LPV. The county labels these Fiscal Year 2027 rates; they are the rates on the tax bills mailed in fall 2026 (tax year 2026). We use the common city combination: City of Flagstaff, Flagstaff Unified #1, CAVIAT and the countywide districts. Primary: county 0.4780, Coconino Community College 0.6641, city 0.6207 and Flagstaff Unified 3.3797 less the state homeowner rebate of 1.5128 (half the FY 2027 unified qualifying tax rate of $3.0256, A.R.S. 15-972); secondary: city bonds 0.7600, Flagstaff Unified 1.1935, CAVIAT 0.0500, library 0.3156, flood control 0.5000, public health 0.2500 and fire district assistance 0.1000. Total 6.7988 per $100 of assessed value, or 0.67988% of LPV.
The starting value is the average (not median) 2026 Limited Property Value of Class 3 parcels (ADOR subclasses 03.01 Primary Residential Property, 03.02 Qualified Family Member of Primary Residence and 03.03 Primary Residence Also Leased or Rented to Lodgers) in the City of Flagstaff, from the Arizona Department of Revenue abstract: $4,115,718,742 over 11,240 parcels = $366,167, which gives about $2,489 a year. The LPV is usually well below market value (the county's sample home has a $649,000 market estimate and a $311,096 LPV), so enter your own LPV. The state homeowner rebate is capped at $600 a parcel, which only matters above about $397,000 of LPV. Parcels in a special district (fire district, domestic water improvement district) or outside the city pay different rates.
Water: City of Flagstaff rates effective January 1, 2026, inside city: $15.30 a month for a 3/4-inch meter, then per 1,000 gallons $4.59 up to 3,500 gallons, $4.94 to 6,200, $9.87 to 11,500 and $19.76 above, each plus the $1.21 energy rate and $0.53 WRIP fee ($6.33, $6.68, $11.61 and $21.50). Typical use is the city's average single-family bill volume of 4,000 gallons a month (5.35 units of 748 gallons), from its 2024 rate study presentation. Sewer: $11.76 a month plus $6.20 per 1,000 gallons; Flagstaff bills residential sewer volume on your winter (December to March) average, and we apply it to the water use you enter.
Garbage: $25.45 a month for 1 trash + 1 recycling pickup weekly. Stormwater: detached single-family homes are charged by tier, one tier per ERU (impervious surface divided by 1,500 square feet, up to 10 ERUs under Ordinance 2023-03), at $5.88 a month per ERU from January 1, 2026; the city's 2023 stormwater rate study says the average residential property has 3 ERUs, so we use 3 x $5.88 = $17.64 a month. Your ERUs depend on your roofs and paving. Not included: the city's Environmental Management Fee, set by Ordinance 2020-14 at $0.035 times the water, reclaimed water, sewer, stormwater, trash and recycling charges (about $4 a month at typical use; it rises with your water use and ERUs), voluntary glass recycling, and state and city taxes on the water bill.
Electricity: APS's R-1 Fixed Energy Charge Plan, which has no time-of-use or seasonal charges, so it is a fair year-round figure; most APS customers are on time-of-use plans that can cost less. Large tier (homes averaging 1,000 kWh or more): $0.458 a day plus the $2.49 monthly renewable (REAC) charge cap = $16.42 a month, and 15.418 cents per kWh plus the power supply adjustment (0.4520 + 1.2457), transmission (0.5358), demand-side management (0.0754), LFCR (0.246) and court resolution (0.148) charges = 18.121 cents per kWh. Typical use: 1,000 kWh a month, APS's typical residential customer across its service area (APS publishes no Flagstaff-specific figure).
Gas: UNS Gas Residential Gas Service from October 1, 2026, $11.96 a month plus $0.8292 per therm (the PGA gas cost part changes monthly), at 45 therms a month, UniSource's typical residential customer in its 2026 rate case notice. Flagstaff's 2.486% city transaction privilege tax on utilities is added to electricity and gas; state and county taxes and assessments on those bills are not included. Insurance: Arizona's 2022 statewide average HO-3 premium (NAIC via Triple-I), not a Flagstaff-specific figure.
Nothing here is legal, tax or insurance advice.

Sources

How Flagstaff compares

A typical Flagstaff house against the 8 Arizona cities we cover, using the same default numbers as the total above.

Per year	Flagstaff	Median	Where it falls
Property tax rate	0.68%	0.75%	lower than 5 of the other 7 Arizona cities we cover
Water	$490	$455	higher than 5 of the other 7 Arizona cities we cover
Sewer and utility-bill fees	$650	$442	higher than 5 of the other 7 Arizona cities we cover
Trash	$305	$333	lower than 4 of the other 5 Arizona cities we cover
Electricity and gas	$3,037	$2,828	higher than 5 of the other 7 Arizona cities we cover
Home insurance	$1,018	$1,018	in the middle of 7 other Arizona cities we cover
Total	$7,989	$7,008	higher than 7 of the other 7 Arizona cities we cover

Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.

Questions to ask your candidates

Each one starts from a number above. Any candidate can answer them.

1. Trash

The fact: Trash pickup here costs about $305 a year for the standard cart, lower than 4 of the other 5 Arizona cities we cover. Where trash is billed through the tax bill or a separate hauler, it is not counted here.

Ask: "Trash pickup here costs about $305 a year for the standard cart, lower than 4 of the other 5 Arizona cities we cover. What drives that cost, and would you change anything about the service or the price?"

See who is running in your city →

Common questions about Flagstaff house costs

What is the property tax rate in Flagstaff?

About 0.68% of the value before exemptions a year (2026 tax year, Coconino County (Fiscal Year 2027 adopted rates; City of Flagstaff and Flagstaff Unified #1)), plus flat charges on the same bill.

How much is property tax on a $500,000 house in Flagstaff?

About $3,399 a year on $500,000 of the value before exemptions.

How much is the water bill in Flagstaff?

About $95 a month for water and sewer at typical use (4,000 gallons a month) on City of Flagstaff Water Services.

How much does trash pickup cost in Flagstaff?

$25 a month for a house.

When is property tax due in Flagstaff?

Nov 1, 2026: Unpaid first-half property taxes are delinquent after 5:00 p.m. (5:00 p.m. on the next business day if November 1 is a Saturday, Sunday or legal holiday), unless the total tax is $100 or less. Mar 1, 2027: The second half of property taxes is due March 1 and is delinquent after May 1 at 5:00 p.m. (the next business day if that is a weekend). If the total tax is $100 or less, the entire amount is due October 1.

Can seniors lower their property tax or bills in Flagstaff?

Yes. Rain barrels: 10% stormwater credit: Homes that collect at least 300 gallons of roof rainwater in rain barrels and use it for irrigation can get a 10% credit on the stormwater fee on the water bill. A new account holder has to re-apply.

Where can I get help paying utility bills in Flagstaff?

On SNAP, LIHEAP, AHCCCS, SSI or similar: city bill credit: Flagstaff's Customer Assistance Program gives qualifying residential municipal account holders a $10 monthly bill credit for one year. You qualify with proof of current enrollment in programs such as SNAP, LIHEAP, Medicaid/AHCCCS, Section 8, SSI or the school lunch program. It is a pilot funded by donations. Submit an application on the city's Payment Assistance page; reapply after one year.

How much does a house in Flagstaff cost to run each year?

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