Report · Foreclosure Brief analysis of Maricopa County Recorder trustee’s deeds
Maricopa County trustee sale results
Data as of October 1, 2026. Sales dated 2025-10-23 to 2026-09-24.
Every completed Arizona trustee sale ends with a recorded trustee’s deed that states the winning bid. We read 871 of them from the Maricopa County Recorder and joined them to Maricopa County Assessor parcels. This page shows who ended up with the properties and what outside buyers paid compared with the county’s assessed value. Aggregates only: no buyer, borrower or property is identified.
- Trustee’s deeds read
- 871
- Bought by third parties
- 68%
- Taken back by the lender
- 28%
- Median third-party bid vs FCV
- 91%
Sales per month and who bought
594 deeds (68%) went to a buyer other than the foreclosing lender. 242 (28%) went back to the lender on a credit bid, meaning no outside bidder beat it. The buyer type could not be read on 35 (4%).
- Third-party buyer
- Lender credit bid (taken back)
- Buyer type not read
| Month | Deeds | Third party | Lender | Not read | Third-party share |
|---|---|---|---|---|---|
| Mar 2026 | 89 | 62 | 24 | 3 | 70% |
| Apr 2026 | 134 | 88 | 35 | 11 | 66% |
| May 2026 | 130 | 85 | 36 | 9 | 65% |
| Jun 2026 | 138 | 91 | 45 | 2 | 66% |
| Jul 2026 | 124 | 90 | 31 | 3 | 73% |
| Aug 2026 | 149 | 107 | 36 | 6 | 72% |
| Sep 2026 | 107 | 71 | 35 | 1 | 66% |
Grouped by the deed’s recording date, which every deed has. The trustee must submit the deed for recording within seven business days after payment (A.R.S. § 33-811(B)), so recording month tracks sale month closely. The first and last months may be partial.
What outside buyers paid vs assessor value
Across 365 single-family and condo/townhome sales to third-party buyers, the median winning bid was 91.0% of the Maricopa County Assessor’s full cash value (FCV). The middle half fell between 84.2% and 98.4%. FCV is a tax assessment, not a market appraisal, and it says nothing about a home’s current condition.
| Group | Sales | 25th pct | Median | 75th pct |
|---|---|---|---|---|
| All homes | 365 | 84.2% | 91.0% | 98.4% |
| FCV under $300K | 143 | 82.1% | 88.4% | 96.6% |
| FCV $300K–$500K | 192 | 85.9% | 92.3% | 98.7% |
| FCV $500K+ | 30 | 82.3% | 96.2% | 105.5% |
| Mar 2026 | 35 | — | 96.7% | — |
| Apr 2026 | 46 | — | 92.1% | — |
| May 2026 | 54 | — | 91.0% | — |
| Jun 2026 | 60 | — | 87.6% | — |
| Jul 2026 | 56 | — | 92.4% | — |
| Aug 2026 | 72 | — | 91.7% | — |
| Sep 2026 | 42 | — | 89.6% | — |
Methodology
- Source
- Maricopa County Recorder trustee's deeds upon sale (code TD), joined to Maricopa County Assessor parcels (full cash value).
- Method
- Winning bid and buyer are read from each deed's text; 'lender' means the foreclosing beneficiary took the property back with a credit bid. bidToValue = winning bid / assessor full cash value for the current tax year.
- Which sales are in the bid-to-value figures
- Single-family (assessor property use code 01xx) and condo/townhome (07xx) parcels sold alone, not as part of a multi-parcel sale, to a third-party buyer, with a ratio between 0.4 and 1.8. Ratios outside that range are left out as likely commercial splits, misreads or private credit bids. 527 home sales had both a winning bid and an assessor value.
- Data as of
- October 1, 2026 (2026-10-01T08:24:25.005483+00:00)
Apply these numbers to upcoming sales
Our inventory uses these figures to estimate a likely winning-bid range for eligible homes. See the free sample, browse the Maricopa County list, or read how Arizona trustee sales work.
Research, not advice
Everything on this page is research and education. It is not legal, tax, title, lending, foreclosure, auction, real-estate brokerage, or investment advice, and no number here is a guarantee. Auction outcomes depend on facts we may not have — liens, occupancy, condition, redemption and title defects among them. Verify every input independently and consult licensed professionals before bidding. Buyer, lender, and operator profiles on this site are opt-in networking profiles only — they are not investment offers, recommendations, or solicitations. No capital is raised, no funds are handled, and no transaction-based compensation is offered through this product.