Feeling unsure what your real monthly housing cost will be in Gilbert? You are not alone. Between property taxes, utilities, and HOA dues, it is easy to underestimate your budget. In this guide, you will learn how to estimate each cost using official sources so you can plan with confidence. Let’s dive in.
What “monthly carry” includes
Your monthly carry is the recurring cost of owning a home beyond your mortgage principal and interest. In Gilbert, it usually includes:
- Property taxes, often collected monthly in your escrow.
- Utilities: Town of Gilbert water, sewer, and trash, plus electricity and natural gas.
- HOA dues, if your community has an association.
For a quick estimate, total the annual property tax, add expected monthly utilities and HOA dues, then divide by 12.
Property taxes: how they work and when they are due
Arizona calculates property taxes using an Assessed Value that comes from the home’s Full Cash Value and an assessment ratio, then applies local tax rates. The Maricopa County Assessor explains how valuation notices and assessed values work so you can understand the math on your parcel’s record. You can review the process on the Assessor’s FAQ page at the county website: how assessed value and taxes are calculated.
Maricopa County bills property taxes in September. You may pay in full or in two installments. The first installment is due October 1 and becomes delinquent after 5:00 p.m. November 1. The second installment is due March 1 and becomes delinquent after 5:00 p.m. May 1. If you pay the full year by December 31, interest on the first installment is typically waived. See the schedule in the Treasurer’s guidance here: Maricopa County tax due dates and payments.
Quick estimate for a sample home
Several data sources show Gilbert’s effective property tax rate is low compared with national figures. At an illustrative 0.51 percent effective rate, a $500,000 home would have about $2,550 per year in property tax, or roughly $213 per month. You can review an example of local effective rates here: Gilbert effective property tax trends. Your exact tax will vary by school district, special districts, and parcel-specific levies, so always pull the current bill for the exact home.
How to verify your number:
- Look up your parcel on the Maricopa County Assessor for valuation details.
- Confirm the current year’s bill and due dates with the Maricopa County Treasurer.
Utilities: water, sewer, trash, power, and gas
The Town of Gilbert provides water, sewer, and refuse service. Bills include a base meter charge, tiered water rates, a sewer base and usage component, and a refuse fee. Gilbert publishes the official rate tables with effective dates here: Town of Gilbert utility rates. As of April 1, 2025, the 0 to 8,000‑gallon water tier is listed at $2.59 per 1,000 gallons, with higher tiers above that. Many single‑family households report combined water, sewer, and trash in the range of about $60 to $140+ per month, depending on irrigation, pools, and household size.
Electricity in Gilbert is served by SRP or APS, depending on the address. Natural gas is provided by Southwest Gas. You can confirm the providers for a specific address on the Town’s utilities page: Gilbert utilities and providers. Electricity bills vary widely with summer cooling. SRP has discussed pricing updates recently, which can affect household bills. For context, see SRP’s pricing process update: SRP pricing process and plan options.
How to estimate utilities for an address
- Water, sewer, and trash: Use the Town’s published rate tables. Note the meter size, apply the tiered water rates to your expected gallons, add the sewer base and refuse fee.
- Electricity and gas: Ask the seller for the last 12 months of usage. Confirm the electric provider at the Town utilities page, then compare plan options on the provider’s site. Seasonal AC loads will drive the peak months.
HOA dues: ranges, coverage, and disclosures
HOA assessments in Gilbert vary by community and product type. Many condos and townhomes fall somewhere around $75 to $300+ per month, while single‑family master‑planned neighborhoods may bill monthly or quarterly dues that can range from modest to several hundred dollars depending on amenities. Because figures vary by parcel, you should always rely on the association’s official disclosures.
What HOA fees often cover:
- Common area and landscape maintenance
- Pools, parks, fitness, and lake or trail upkeep
- Community insurance for common elements and management costs
- Reserves for future repairs and, in some cases, services like trash or exterior maintenance
Arizona law outlines consumer protections and required resale disclosures for HOAs. Before you buy, review the resale package for assessments, budgets, reserve studies, insurance summaries, meeting minutes, and any planned special assessments. You can read the statutes that govern planned communities and condominiums in Title 33 here: Arizona Revised Statutes Title 33.
Red flags to watch
- Large or frequent special assessments
- Low reserve balances compared to the reserve study
- Open litigation involving the HOA
- Recent sharp increases in dues or inconsistent records
Put it together: a simple worksheet
Here is an illustrative example to show the math. For a $500,000 Gilbert home at an effective tax rate of 0.51 percent, annual taxes would be about $2,550, which is roughly $213 per month. If municipal water, sewer, and trash average $90 per month, electricity averages $150 per month, and HOA dues are $100 per month, then your recurring non‑mortgage monthly carry is about $553. Your mortgage principal and interest, homeowner’s insurance, and any other costs would be added to reach the full monthly housing number.
Buyer and seller checklist
- Pull the exact parcel’s current tax bill and distribution on the county sites.
- Use Gilbert’s published rate tables to estimate water, sewer, and trash.
- Confirm SRP or APS for the address and request 12 months of electric usage; do the same for Southwest Gas if applicable.
- Request the HOA resale package and review budget, reserves, insurance, meeting minutes, and any pending assessments.
- Ask your lender how they will handle tax and insurance escrows at closing.
Ready to make a plan?
If you would like a property‑specific worksheet that uses the exact parcel tax bill, the seller’s utility history, and the HOA’s disclosures, reach out to Jennifer Rogers. You will get a clear, organized picture of your monthly carry so you can move forward with confidence.
FAQs
How are property taxes billed and due for Gilbert homes?
- Maricopa County bills in September and allows full payment or two installments, with the first due October 1 and the second due March 1; see the county’s schedule at the Treasurer’s FAQ.
What is included on a Town of Gilbert utility bill?
- A base water meter fee, tiered water rates by usage, a sewer base and usage component, and a refuse fee; see the official Gilbert utility rates.
How do I check if my address is SRP or APS in Gilbert?
- The Town lists local providers and contact details; confirm your provider by address on the Gilbert utilities and providers page.
What documents should I review in an Arizona HOA resale package?
- Current assessments and fee frequency, budget and reserve study, insurance summary, meeting minutes, any planned special assessments, and rules; statutes are in Arizona Title 33.
How can I estimate my monthly water, sewer, and trash cost in Gilbert?
- Use your meter size and expected gallons with the Town’s tiered rates, add the sewer base and refuse fee, and check effective dates on the published rate tables.
