Lot Splits in Peoria: A Practical Guide

Thinking about splitting your Peoria lot to build, sell, or create options for family? You are not alone. Lot splits in Peoria can unlock value, but the process has rules, timelines, and a few traps if you are not prepared. In this guide, you will learn the steps, paperwork, timelines, typical fees, and the key checks that keep your project moving. Let’s dive in.

What a lot split means in Peoria

A lot split, often called a minor land division, is an administrative review that confirms new lots meet basic standards like zoning, legal access, and utility easements. Arizona law spells out approval criteria and review limits that cities must follow for small land divisions. You can review the statutory framework in the state’s land division text for context on approvals and timelines here.

Peoria tracks these actions locally and records them to public maps. The city’s mapping layers show “Minor Land Division/Lot Split” records, which is evidence of the standard local workflow you will follow when you apply. See the Peoria GIS legend for these records here.

Because Peoria lies inside the Phoenix Active Management Area, water-supply requirements can come into play if your split and sale meet the definition of a subdivision. Review the state’s assured water supply and subdivision rules here and confirm early if your plan could trigger them.

Quick checklist before you start

• Confirm zoning and minimum lot size. Check the zoning district, minimum lot area and width, and setbacks. Ask Peoria Planning for a zoning verification. The city’s GIS layers can help you identify parcel and map records here.
• Verify legal access and utilities. Each new lot needs legal access and room for utility easements. Arizona statutes address approval criteria and access expectations for small land divisions here.
• Review CC&Rs and HOA rules. Some private covenants restrict dividing lots or require larger minimums. Make sure recorded restrictions allow your plan.
• Understand water obligations. If you will create and sell multiple lots, water-supply rules and public report requirements may apply. Start with the statewide framework here.
• Hire a licensed surveyor and get title work. A surveyor prepares the map and legal descriptions. A title report confirms ownership and any easements or restrictions. Remember, a survey alone does not split your parcel. The Maricopa County Assessor explains what must be recorded for new APNs here.

How Peoria lot splits work: step by step

1) Check zoning and lot size

Confirm your zoning district, minimum lot area and width, frontage, and setbacks. Many splits fail here. Ask for a zoning verification before you spend on surveys. The city keeps MLD records in its GIS mapping layers here.

2) Confirm access and utilities early

Each proposed lot needs legal access and utility easements. If there are deficiencies, the city may allow recordation with notices, but building permits are typically withheld until access and utility standards are met. State statutes outline how small land divisions are reviewed here, and water rules in AMAs are summarized here.

3) Hire a licensed surveyor or civil engineer

Your surveyor will draft a minor land division map or recorded survey and create legal descriptions for the new lots and easements. A recorded survey by itself does not create new parcels. You must record deeds or an approved final map to complete the split. The Assessor’s guidance is clear on this point here.

4) Order a preliminary title report

Title confirms ownership and any encumbrances, easements, or CC&Rs that could block a split. It also helps your surveyor correctly draft legal descriptions. State law warns against using a series of transfers to avoid subdivision rules, known as “acting in concert,” which can trigger penalties. See a legislative reference here.

5) Submit your application to the City of Peoria

Expect to provide an application form, survey or MLD map, preliminary title report, an access and utilities statement, and fees. The city reviews compliance with zoning, access, easements, and basic site constraints. Peoria tracks MLDs in its GIS mapping layers here. Confirm current forms and fees with Development Services before you file.

6) City review and decision

If you meet the standards, staff will approve your MLD and issue any conditions. If not, you may get conditions or required notices to record. State law provides a framework for expedited review timelines and limits denials for qualifying small divisions. Review the statutory language here.

7) Record deeds or the approved map

Recording at the Maricopa County Recorder makes the split real for ownership and taxation. Your deed legal descriptions must match the approved map. After recording, the Recorder forwards documents to the Assessor to create new APNs. See the county’s split process and FAQs here.

8) APN activation and permits

The Assessor typically activates new APNs several weeks after recording. Building permits will be evaluated on each new lot, but permits are issued only when access, utilities, and all conditions are met. Development fees in Peoria are collected at building permit issuance, as outlined in the municipal code here.

Timeline and costs to plan for

• City review. Administrative reviews for small land divisions are often measured in days to weeks, with expedited timelines outlined in state law. See the statutory framework here.
• New APNs. The Maricopa County Assessor reports APN activation typically takes 8 to 12 weeks after the Recorder forwards your documents. Plan your sale or build schedule accordingly. Details are available here.
• Fees. Expect a city application fee, surveyor fees, title fees, and county recording fees. Plan for Peoria development and connection fees at building permit issuance, as noted in the municipal code here.

Common pitfalls to avoid

• Thinking a survey splits the lot. It does not. You must record deeds or a final map to create new APNs. The Assessor’s guidance explains the required steps here.
• Missing legal access or easements. Lack of legal access can stall permits. State statutes frame access and approval criteria for small land divisions here.
• Overlooking utility and impact fees. Even after approval, you will need utility approvals and to pay development fees at permit issuance. Peoria’s code addresses development fees here.
• Triggering subdivision rules by accident. Creating and selling multiple lots can trigger public report and water-supply requirements in the Phoenix AMA. Review water and subdivision rules here and public report guidance here. Avoid “acting in concert” violations described in legislative text here.

Selling after a split: maximize value

If your goal is to sell the new lots or a home built on them, plan your marketing well before APNs are active and permits are ready. Align your timeline with the 8 to 12 week APN window and any utility or development fee milestones. A targeted strategy that reaches both retail buyers and builder networks can help you capture the full value of a newly created lot.

Ready to discuss your Peoria lot, timing, and the best path to market? Connect with Taylor Smart to map your split, value, and go-to-market plan with redevelopment savvy and premium marketing.

FAQs

What is a minor land division in Peoria?

• A minor land division is an administrative review that verifies proposed new lots meet standards for zoning, access, and utility easements as outlined by Arizona statutes and the city’s process.

How long does it take to get new APNs after a lot split in Peoria?

• The Maricopa County Assessor typically activates new APNs 8 to 12 weeks after the County Recorder forwards your recorded documents, so plan on at least 2 to 3 months.

Do I need a survey to split my Peoria lot?

• Yes, a licensed surveyor typically prepares the map and legal descriptions, but you must also record deeds or a final map to create new APNs according to the Assessor’s process.

What fees should I expect with a Peoria lot split?

• Expect a city application fee, survey and title costs, county recording fees, and development or connection fees at building permit issuance as outlined in Peoria’s municipal code.

When do water-supply rules affect my Peoria lot split?

• If you create and sell multiple lots that meet the definition of a subdivision inside the Phoenix AMA, water-supply rules and possibly a public report may apply under state law.

What is “acting in concert” under Arizona lot split law?

• Acting in concert refers to using a series of owners or transfers to avoid subdivision rules, which is prohibited by state law and can lead to enforcement.