Phoenix Evictions Stay Near Record Even as Rents Fall
Published by Cash Flow Deals · Last updated 2026-08-04
Metro Phoenix landlords filed roughly 84,000 evictions in 2025, the second-highest total on record and just below 2024's all-time high of 87,197. Rents fell for 11 straight months at the same time filings stayed near record levels. For a landlord, that combination means legal costs staying high while rental income growth stalls out.
| Factor | Traditional Listing | Cash Flow Deals |
|---|---|---|
| Tenant still in the property | Landlord has to manage move-out or lease-end timing before the home can list | A sale can be structured around the current lease and vacancy timeline |
| Repair costs after years of tenant wear | Landlord fronts repair costs before buyers will make an offer | Net price is locked for the seller before repairs are scoped |
| Certainty of closing | Buyer financing can fall through 30 to 45 days into a contract | A real FHA or conventional buyer whose own lender funds the purchase |
What the Numbers Show
Maricopa County justice courts recorded 87,197 eviction filings in 2024, the county's all-time record and more than 3,500 above the prior record set in 2005. December 2024 alone saw 7,339 filings, the busiest December on record. 2025 filings were tracking at roughly 84,000, about 4% below the 2024 peak but still the second-highest total the county has ever logged.
Why Falling Rents and High Filings Are Both Landlord Problems
Courtney LeVinus, president and CEO of the Arizona Multihousing Association, called it a strong renter's market. Owners are trying to work with residents to keep them in their units rather than push them out. Rents in the Valley have fallen for 11 to 12 straight months, with some complexes now offering two months of free rent on a 12-month lease. That's a landlord cutting effective income to compete for tenants, while eviction courts stay nearly as busy as they were during the record year before it.
The Legal Reality Behind the Filing Numbers
Judge Anna Huberman, whose Avondale precinct was the county's busiest for December evictions, put the legal math simply: there are very few legitimate defenses to nonpayment of rent, and most of them are only technical. Financial hardship isn't a legal defense under Arizona law. Roughly 30% of filed cases actually result in an eviction writ. The rest get dismissed or resolved through payment arrangements, which still costs a landlord in filing fees, court time, and vacancy risk even when the tenant stays.
What a Maricopa County Landlord Can Do
A property generating repeat turnover, legal fees, and rent concessions in the same year isn't cash flowing the way it looks on paper. A landlord weighing whether to keep fighting that cycle or exit it can request a locked net-price offer from a real estate investment company before deciding what, if anything, needs repaired first.
Common questions
How many evictions were filed in Maricopa County in 2025?
Roughly 84,000, the second-highest total on record, just below 2024's all-time record of 87,197 filings.
Why are Valley rents falling even though eviction filings stayed near record levels?
Landlords are competing for a shrinking pool of tenants who can afford rent, so many are cutting effective rent through concessions like free-rent months while still filing on nonpaying tenants.
Does a high filing count mean most renters actually get evicted?
No. About 30% of filed cases end in an actual eviction writ; the rest are dismissed or resolved through payment arrangements.
Is financial hardship a legal defense against eviction in Arizona?
No. Courts have confirmed there are very few legitimate defenses to nonpayment of rent under Arizona law, and hardship alone isn't one of them.
What can a landlord do if a rental keeps generating turnover and legal costs?
A landlord can request a locked net-price offer from a real estate investment company before scoping any repairs, rather than continuing to absorb concessions and filing costs.
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What this means for your options
When more landlords list rental property at the same time, buyer attention splits across more listings. Properties that don't compete on the open market close faster.
Wait and see
Keep the property as-is and hope conditions improve. The mortgage, insurance, and upkeep keep costing money while you wait, with no set date for things to turn around.
List with a traditional agent
Standard MLS listing, typically 5-6% in commission, and a financed buyer whose deal depends on appraisal, inspection, and lender approval — any of which can fall through after weeks on market.
Sell to Cash Flow Deals
No repairs, no showings, no financing contingency on your side — our novation structure connects you with a bank-financed buyer at a price locked at signing. A no-obligation offer, usually within one business day.
See your no-obligation cash offer before you decide anything.