San Tan Valley AZ market report
San Tan Valley Arizona Real Estate Market Report: October 2026
Market data area: San Tan Valley area.
San Tan Valley Arizona real estate key facts
- The median single-family sale price in the San Tan Valley area is $419,000, 0.5% lower than $421,250 a year earlier.
- 218 single-family homes sold in the latest month of closings, and they spent 86 days on market.
- Inventory equals 4.4 months of supply, which makes the area a balanced market.
- 432 San Tan Valley listings across the San Tan Valley area cut their price in the latest month, up 43.0% from a year earlier.
- This San Tan Valley AZ market report covers San Tan Valley homes for sale and San Tan Valley new construction, updated monthly.
Talk to a full-time agent in San Tan Valley
Two quick steps. Prefer to read first? The full report is below, with another form at the end.
San Tan Valley Arizona real estate snapshot: October 2026
This San Tan Valley Arizona real estate report covers every number that moves a price in San Tan Valley: closings, pending sales, inventory and time on market for single-family homes. Whether you are browsing San Tan Valley homes for sale, comparing new construction, or getting ready to sell, start here.
| Latest month, single‑family | Year earlier | Latest | Change |
|---|---|---|---|
| Median sale price | $421,250 | $419,000 | -0.5% |
| Average sale price | $447,904 | $456,156 | +1.8% |
| Closed sales | 227 | 218 | -4.0% |
| Pending sales | 225 | 132 | -41.3% |
| New listings | 328 | 262 | -20.1% |
| Homes for sale | 755 | 916 | +21.3% |
| Listings with price cuts (all homes) | 302 | 432 | +43.0% |
| Days on market | 78 | 86 | +10.3% |
| Share of list price received | 98.6% | 99.1% | +0.5 pts |
| Months of supply | 3.4 | 4.4 | +29.4% |
The price-cut row includes condos and townhomes.
The worry: Sellers often ask how much it costs to sell a house in Arizona, and the list price alone does not answer it. The fix: Your net depends on price, concessions and closing costs, so get a written price opinion and a net sheet from a full-time listing agent.
Year to date in San Tan Valley Arizona real estate: 1,960 homes closed at a $424,990 median, versus 2,079 at $420,000 a year earlier, so fewer homes have sold at a higher median than last year.
What it means for buyers
You have leverage, but it is real. Sellers still received 99.1% of asking, so build your offer from closed sales on your street, not from list prices. Your full-time San Tan Valley buyer’s agent pulls those comps before every offer. In the latest month, 432 San Tan Valley listings cut their price, up 43.0% from a year earlier, so start your search of San Tan Valley homes for sale with those.
What it means for sellers
With pending sales down 41.3%, fewer buyers are writing offers, and pricing on day one decides your net. Start with a real price opinion for your San Tan Valley home, then compare plans from a full-time listing agent in your zip. 432 San Tan Valley listings cut their price in the latest month, up 43.0% from a year earlier; pricing right on day one keeps you off that list.
Here is what the October 2026 San Tan Valley Arizona real estate numbers mean for your next move.
October 2026 Buyer & Seller Takeaways
- Buyers: Base every offer on recent closed comps rather than asking prices: sellers took 99.1% of list in the latest month. Start with the homes that have been listed longest, and have a dedicated buyer’s agent check the comps before you offer.
- Sellers: Across the San Tan Valley area, homes are taking 86 days to sell and pending sales are down 41.3% from a year earlier, so use this San Tan Valley AZ market report to set your list price from closed sales, then interview a full-time San Tan Valley listing agent.
- New construction buyers: 2 builder offers that apply to San Tan Valley communities are confirmed in our incentives table, most tied to the builder’s in-house loan program. Compare every San Tan Valley new construction community on our Arizona new construction map and register with your own agent first.
- Out-of-state buyers: Get a dedicated agent touring San Tan Valley homes for sale on video before you fly in. We walk the street, the HOA and the commute for you on a live call, so your trip is for the final two or three homes.
The worry: Buyers and sellers both search who pays closing costs in Arizona. The fix: The purchase contract decides it, and seller concessions can shift costs, so ask for an estimated settlement statement before you sign; a full-time listing agent or buyer’s agent negotiates those terms.
How to read this San Tan Valley AZ market report
Months of supply is how long current listings would last at today’s sales pace; under 3 favors sellers, 3 to 6 is balanced. Pending sales are homes under contract, the earliest sign of where closings go next. Share of list price shows how much room buyers are negotiating. Read the three together before you set a price or write an offer.
What else moved this month
Across San Tan Valley Arizona real estate, closed sales fell 4.0% to 218 while new listings fell 20.1% to 262, and homes for sale were up 21.3% from a year earlier. The average sale price of $456,156 sits above the $419,000 median because higher-priced homes pull the average up, so the typical home costs closer to the median than the headline average suggests.
12-month San Tan Valley Arizona real estate trend: single-family median sale price
The chart above tracks the San Tan Valley Arizona real estate single-family median month by month.
Over the past 12 months, single-family medians in San Tan Valley Arizona real estate ranged from $415,000 to $429,990, a $14,990 band. The latest month closed at $419,000, down from $429,495 the month before and 0.5% below the same month a year earlier. Month-to-month medians move with the mix of homes that close, so read the line, not one point. Each month this San Tan Valley AZ market report adds the newest closings to the line.
What a pricing mistake costs in San Tan Valley
San Tan Valley sellers received 99.1% of asking in the latest month, about $3,800 under list on a $419,000 home, before any concessions. Sellers who priced right closed in about 86 days; sellers who guessed are still sitting, cutting and handing leverage to the buyer. Buyers face the mirror image: overpay by 5% on a $419,000 home and you start $20,950 behind before your first payment. That is why we put a dedicated full-time local agent on every San Tan Valley Arizona real estate move.
DON’T make a $100,000 mistake and hire a part-time or out-of-area agent.
Here is how that mistake happens with San Tan Valley Arizona real estate:
- Pricing against the wrong comps. A blended-ZIP median or a different subdivision is not your home’s market. Sellers in the San Tan Valley area received 99.1% of asking in the latest month; misread the comps by 5% on a $419,000 home and that is $20,950.
- Missing an HOA, floodplain or airport issue. HOA rules, a mapped floodplain or an airport noise or flight-path area can change a home’s value. Check any address on the Pinal County Flood Control District “Am I in a Floodplain?” page before you are under contract, and have your agent pull the official airport disclosure maps.
- Losing negotiation leverage. 432 San Tan Valley listings cut their price in the latest month. Seller concessions and builder incentives are negotiated, and a weak first offer or counter can leave thousands on the table.
- Registering with a builder alone. Giving a builder your name on the first model visit, before you have your own new construction agent, can forfeit your own representation.
Work with a dedicated full-time local agent: a full-time buyer’s agent if you are buying, or a full-time seller’s agent if you are selling.
San Tan Valley homes for sale by zip code
San Tan Valley Arizona real estate covers about 76 square miles of unincorporated Pinal County, from the subdivisions next to Queen Creek and Banner Ironwood in the north to the communities along Hunt Highway and toward Florence in the south.
Prices across San Tan Valley Arizona real estate vary from one zip code to the next, so compare closed sales on your street.
San Tan Valley homes for sale: what each part of San Tan Valley offers
North and east San Tan Valley: 85140
Subdivisions next to Queen Creek and the Banner Ironwood Medical Center, with the shortest drives to the Phoenix-Mesa Gateway Airport and State Route 24.
West and south San Tan Valley: 85143
Larger master-planned communities along Hunt Highway and near the San Tan Mountains, with golf and active building toward Florence.
Ask us for single-family comps on your exact street before you write an offer on San Tan Valley homes for sale or set a list price.
San Tan Valley Arizona real estate neighborhoods to know
Each neighborhood below has its own San Tan Valley Arizona real estate price range, so compare recent closings there before you offer.
Zip codes tell you price. Neighborhoods tell you how it feels to live there. These are the San Tan Valley Arizona real estate names our agents hear most from buyers.
- Johnson Ranch. An established master-planned community along Hunt Highway with golf and parks.
- Copper Basin. A 2000s master-planned community with parks and trails.
- San Tan Heights. A master-planned community on the west side near the San Tan Mountains.
- Pecan Creek. An established community with parks and a mix of home sizes.
- Newer subdivisions. Several builders are adding San Tan Valley Arizona real estate, so ask us which communities have homes ready now.
Every San Tan Valley Arizona real estate neighborhood above behaves differently when prices soften. Ask us how the last three months of sales played out in the exact community you are considering.
San Tan Valley Arizona real estate: new construction
San Tan Valley new construction communities checked October 2026
Twenty-one San Tan Valley new construction communities were listed with a published base price on their builders’ own sites when we checked on October 11, 2026, from Skyline Village Prelude by KB Home (from $292,990) to Tamber at Soleo by David Weekley Homes (from $668,990). Builders change prices and phases often, so ask us which homes and lots are available in the area you want. Compare them on the statewide new construction subdivisions map, and have a new construction buyer’s agent register you before your first model visit.
| Community | Builder | Address or area | Type | From (base price) |
|---|---|---|---|---|
| Skyline Village Prelude | KB Home | San Tan Valley; ask us for the site | Single-family | From $292,990 |
| Skyline Village Enclaves | KB Home | San Tan Valley; ask us for the site | Single-family | From $309,990 |
| Bella Camino Traditions | KB Home | San Tan Valley; ask us for the site | Single-family | From $312,990 |
| The Highlands Collection at Skyline Village | Century Communities | San Tan Valley, 85143 | Single-family | From $319,990 |
| The Vistas Collection at Skyline Village | Century Communities | San Tan Valley, 85140 | Single-family | From $349,990 |
| Rosewood Heights | Mattamy Homes | San Tan Valley; ask us for the site | Single-family | From $369,990 |
| Combs Ranch Discovery Collection | Taylor Morrison | San Tan Valley; ask us for the site | Single-family | From $391,990 |
| Landmarke | Mattamy Homes | San Tan Valley; ask us for the site | Single-family | From $399,999 |
| Arietta at Soleo | Tri Pointe Homes | San Tan Valley; ask us for the site | Single-family | From the low $400s |
| Soleo | Mattamy Homes | San Tan Valley; ask us for the site | Single-family | From $418,990 |
| Bella Vista Farms | Mattamy Homes | San Tan Valley; ask us for the site | Single-family | From $423,990 |
| Lucent at Terraza | Tri Pointe Homes | San Tan Valley; ask us for the site | Single-family | From the mid $400s |
| Artesa at Soleo | David Weekley Homes | San Tan Valley; ask us for the site | Single-family | From $444,990 |
| Combs Ranch Landmark Collection | Taylor Morrison | San Tan Valley; ask us for the site | Single-family | From $454,990 |
| Luna at Soleo | Tri Pointe Homes | San Tan Valley; ask us for the site | Single-family | From the high $400s |
| Tavolo at Soleo | David Weekley Homes | San Tan Valley; ask us for the site | Single-family | From $491,990 |
| Molino at Soleo | Tri Pointe Homes | San Tan Valley; ask us for the site | Single-family | From the low $500s |
| Combs Ranch Journey Collection | Taylor Morrison | San Tan Valley; ask us for the site | Single-family | From $526,990 |
| Solstice at Terraza | Tri Pointe Homes | San Tan Valley; ask us for the site | Single-family | From the mid $500s |
| Pinnacle at San Tan Heights | Mattamy Homes | San Tan Valley; ask us for the site | Single-family | From $584,999 |
| Tamber at Soleo | David Weekley Homes | San Tan Valley; ask us for the site | Single-family | From $668,990 |
The worry: New-build buyers search Arizona closing costs for buyers, and builder incentives are often tied to those costs. The fix: Compare each incentive in writing against the base price and lot premium with your own new construction agent, registered before your first visit.
Remember: never give a builder your name or register at the sales office before you have your own agent, or in most cases you lose the chance to have independent representation. Contact Arizona Homes and Condos Realty to be represented by a dedicated full-time new construction agent who represents only YOU, not the builder.
“From” prices are the lowest base price each builder published on its own site on October 11, 2026. They exclude lot premiums, options, upgrades and incentives, and they change often. Where a builder publishes only a range such as “from the $600s,” we show its wording.
Builder incentives checked October 2026
These are the San Tan Valley new construction offers builders published on their own websites when we checked, including metro-wide offers from builders selling here. Most apply only to select quick move-in homes and only when you finance with the builder’s in-house loan program, so read each offer in full. Compare them with every community on our Arizona new construction subdivisions map, and get your own new construction agent before your first model visit, as the reminder above explains.
| Builder | Community | Offer | Ends |
|---|---|---|---|
| Mattamy Homes | Rosewood Heights, Landmarke, Soleo, Bella Vista Farms, Pinnacle at San Tan Heights and other Phoenix metro select homes | 2/1 temporary buydown: 3.99% in year 1, 4.99% in year 2, then 5.99% (6.327% APR conventional). The low rates last only 2 years. Requires the builder’s in-house loan program; close by the builder’s published deadline; limited pool of funds. | Contract by October 31, 2026 |
| Tri Pointe Homes | Arietta at Soleo, Lucent at Terraza, Luna at Soleo, Molino at Soleo, Solstice at Terraza and other Soleo and Terraza (San Tan Valley) select homes | FHA 30-year fixed 5.49% (6.746% APR) plus up to $7,500 in builder-paid closing costs on move-in-ready homes. List-price purchases only; requires the builder’s in-house loan program; close by the builder’s published deadline. | Contract before October 30, 2026 |
| David Weekley Homes | Artesa at Soleo, Tavolo at Soleo, Tamber at Soleo | Ask us to confirm | Ask us |
| KB Home | Skyline Village Prelude, Skyline Village Enclaves, Bella Camino Traditions | Ask us to confirm | Ask us |
| Taylor Morrison | Combs Ranch | Ask us to confirm | Ask us |
Offers come from each builder’s own website. They change often, many have limited funds, and all are subject to the builder’s terms and loan approval. “Ask us to confirm” means the builder publishes an offer for select homes but does not say whether this community qualifies. We remove an offer once its end date passes. Compare the APR, not the headline rate.
How to read builder incentives
- Rate buydown. The builder pays to lower your interest rate. A permanent buydown lowers the rate for the life of the loan. A temporary buydown (such as a 2/1) lowers it for only a year or two, then your payment rises. An adjustable-rate offer is fixed only for its first few years.
- Points baked into the rate. A low advertised rate is often bought with discount points. When the builder pays them, they come out of money that could have cut the price; when you pay them, they show up in your closing costs. The APR captures the points, which is why it is the better number to compare.
- Closing-cost credit. A dollar amount the builder puts toward your loan and title costs at closing. It cannot be taken as cash, and loan programs cap how much a seller can contribute.
- Price cut. A lower sale price lowers your loan, your down payment and your property taxes for as long as you own the home.
- The in-house loan catch. Almost every rate and credit above requires the builder’s in-house loan program. Builders state that their loan program is optional, but if you use your own loan officer you usually lose the incentive. Get a quote on the same home from an independent loan officer so you can see whether the “free” incentive is being paid for in the price or the loan terms.
Your own agent compares these San Tan Valley new construction offers community by community and pushes back on lot premiums and upgrade pricing.
Never walk into a San Tan Valley model home without your own agent
The sales agent in a San Tan Valley new construction model is paid by the builder and represents the builder, not you. That friendly guest register can quietly decide who represents you, and many builders will not let you add your own agent after your first visit or first sign-in.
The other version: your own full-time agent registers you before you set foot in the model, compares that builder’s incentives with every San Tan Valley new-build community above, pushes back on lot premiums and upgrade markups, and arranges independent inspections before the drywall goes up. Our fee on new construction is typically paid by the builder. In the latest month the area-wide single-family median was $419,000; compare any base price with nearby resales once lot premiums and options are added. For more, read our Arizona new construction buyer guide.
Which cities near San Tan Valley should buyers compare against?
San Tan Valley sits in Pinal County; compare San Tan Valley Arizona real estate with every city in our Pinal County guide. Times are approx. drive time from Banner Ironwood Medical Center (Gantzel Road, central San Tan Valley), no traffic, by our routing to each city’s mapped center.
How San Tan Valley compares with its neighbors
Many San Tan Valley buyers also tour Queen Creek, Gilbert, Mesa and Florence before they decide, so we track each of those markets every month alongside San Tan Valley Arizona real estate. San Tan Valley is unincorporated, so county services and the commute north to the East Valley often decide the area before the house.
Selling in one Valley city and buying in another? Timing both sides is where movers lose money. One full-time agent can line up your sale and purchase so you are not carrying two mortgages or rushing into the wrong home. San Tan Valley Arizona real estate ranges from established golf communities to new builds along Hunt Highway.
Buying San Tan Valley Arizona real estate this fall: a 5-step plan
This plan turns the San Tan Valley Arizona real estate data above into steps for your purchase.
- Set your number from closed sales, not list prices. San Tan Valley sellers received 99.1% of asking in the latest month. On a $419,000 home that is about $3,800 of room, so build your offer around recent closings on your street.
- Pick the zip before the house. San Tan Valley Arizona real estate prices vary from established subdivisions to newer master-planned communities. Narrow your search to the area that fits your commute and budget.
- Target homes that have sat. With 86 days on market and pending sales down 41.3%, San Tan Valley homes for sale that have sat for several weeks are where sellers listen. Our team flags those listings the day they cross that line.
- Check town limits, HOA rules and school boundaries. San Tan Valley is served mainly by J.O. Combs Unified and Florence Unified school districts depending on the address. Because San Tan Valley is unincorporated, Pinal County provides most services, and some addresses with a San Tan Valley mailing address sit inside Queen Creek or Florence town limits. These details change taxes, police, fire and schools for any San Tan Valley Arizona real estate purchase.
- Put a full-time agent on your side. Tell us your goal in 60 seconds with the form below, and a dedicated full-time San Tan Valley buyer’s agent who works your part of San Tan Valley gets back to you.
Selling San Tan Valley Arizona real estate this fall: 4 pricing moves that work
These moves turn the San Tan Valley Arizona real estate data above into a pricing plan for your sale.
- Price for today, not last spring. Over 12 months, the single-family median for San Tan Valley Arizona real estate moved between $415,000 and $429,990. Pricing above what recent closings support invites price cuts. We price from recent closings near you, not from online estimates.
- Win the first two weeks. With 916 San Tan Valley Arizona real estate listings and 132 pending, buyers compare everything. Photos, repairs and price need to be right on day one.
- Know your real competition. In established communities, resale houses compete with each other on updates, lot size and HOA amenities. Near the newer subdivisions, resales also compete with builders offering new homes and incentives, so price San Tan Valley Arizona real estate against the same community first.
- Negotiate the net, not the price. Concessions can matter as much as the sale price, and a full-time San Tan Valley listing agent protects the number you actually walk away with.
San Tan Valley Arizona real estate: seasonal ownership and 55+ communities
Seasonal ownership and 55+ communities
Single-level homes are common in San Tan Valley’s regular (non-age-restricted) neighborhoods. Ask us which HOAs suit seasonal owners, and compare San Tan Valley Arizona real estate with 55+ options in nearby Sun Lakes. If you’re relocating, see our Arizona relocation guide.
Buying to rent or hold
San Tan Valley Arizona real estate draws rental demand from the growth around Queen Creek and the Phoenix-Mesa Gateway Airport, but HOA rental caps and new builds nearby matter, so check them first. Before you buy a rental, confirm the HOA rental rules and local licensing for the exact address. Already own one? We offer $99-a-month flat-fee property management, and we help investors plan an Arizona 1031 exchange inside the 45-day and 180-day windows.
Why San Tan Valley movers choose our team
- 99 city reports, 15 county guides. Beyond this San Tan Valley AZ market report, we publish market reports for 99 Arizona cities and communities and all 15 Arizona counties, so your agent sees how San Tan Valley Arizona real estate compares with every nearby market.
- Full-time agents only. Never a part-timer, never a call center. Here is why full-time matters.
- Real numbers, not robot estimates. Pricing in this San Tan Valley AZ market report comes from actual San Tan Valley closings, not an automated value. See why online estimates get Arizona homes wrong.
- Local knowledge. Which HOAs cap rentals, which addresses sit inside Queen Creek or Florence limits and which lots back to a busy road: our agents know the difference between Johnson Ranch and Copper Basin, San Tan Heights and Pecan Creek, and price San Tan Valley Arizona real estate accordingly.
Living in San Tan Valley: schools, county services and jobs
Schools, services and jobs shape San Tan Valley Arizona real estate values as much as the sales data does.
San Tan Valley is home to 99,894 residents, according to the U.S. Census Bureau 2020 Census count (linked in San Tan Valley market drivers).
Nearby schools
Source: Arizona State Board of Education FY2025 A-F letter grades, Arizona Department of Education final FY2025 file; school detail on Arizona School Report Cards. Grades served and school ZIPs from the National Center for Education Statistics school search. Verify attendance boundaries with the district.
The worry: Buyers search Arizona school grades, then learn that the closest school is not always the one assigned to an address. The fix: Use the FY2025 grades below as a starting point and confirm the attendance boundary with the district; your buyer’s agent checks it for the exact address.
| District serving San Tan Valley addresses | FY2025 district grade | Schools graded | Where it serves San Tan Valley |
|---|---|---|---|
| Florence Unified School District | B | 14 | 5 graded schools with a San Tan Valley address (85142, 85143) |
| J O Combs Unified School District | B | 10 | 5 graded schools with a San Tan Valley address (85140) |
Top elementary schools. Among district schools with San Tan Valley addresses, the highest FY2025 K-8 scores belong to Skyline Ranch Elementary School (Florence Unified School, A, 82.50), Ranch Elementary School (J O Combs Unified School, B, 79.93), Jack Harmon Elementary School (J O Combs Unified School, B, 78.28).
Top high schools. District high schools with San Tan Valley addresses are led by Combs High School (J O Combs Unified School, A, 81.61), Poston Butte High School (Florence Unified School, A, 75.79).
Combs High School
81.61 total points and a graduation-rate score of 10.00 of 10. School address in 85140.
ADE A81.61 pointsGrad-rate score 10.00Poston Butte High School
75.79 total points and a graduation-rate score of 10.00 of 10. School address in 85143.
ADE A75.79 pointsGrad-rate score 10.00Skyline Ranch Elementary School
82.50 total points. School address in 85143.
ADE A82.50 pointsRanch Elementary School
79.93 total points. School address in 85140.
ADE B79.93 pointsJack Harmon Elementary School
78.28 total points. School address in 85140.
ADE B78.28 pointsAmerican Leadership Academy, San Tan Valley K-6
89.44 total points. School address in 85142. Charter schools are open enrollment, with no attendance zone.
ADE A89.44 pointsOpen enrollmentChampion San Tan
84.27 total points. School address in 85143. Charter schools are open enrollment, with no attendance zone.
ADE A84.27 pointsOpen enrollmentNotable charters with San Tan Valley campuses. American Leadership Academy, San Tan Valley K-6 (American Leadership Academy, Inc., A, 89.44), Champion San Tan (Fit Kids, Inc. dba Champion Schools, A, 84.27), Legacy Traditional-San Tan (Legacy Traditional School-San Tan, A, 83.22), American Leadership Academy, Ironwood K12 (American Leadership Academy, Inc., A, 81.46).
Grades are neutral public information and one of many factors a household may weigh. We do not recommend or discourage any area based on school data.
San Tan Valley crime data and police coverage: October 2026
The worry: A common search is which Arizona city has the lowest crime rate, but city rankings mix different sources and methods. The fix: Read the sourced figures below side by side and look up the exact address; a local buyer’s agent can tour the street with you at different hours.
2 public sources cover crime in San Tan Valley, each with its own method: AreaVibes and FBI Crime Data Explorer. The FBI Crime Data Explorer counts offenses the Pinal County Sheriff’s Office reported; AreaVibes grades the area in its own way. A grade or a rate is not a promise about any street.
San Tan Valley crime by source, side by side
Each source measures crime differently, so read each column on its own terms rather than against the others.
| Source | AreaVibes | FBI Crime Data Explorer |
|---|---|---|
| What it measures | Crime grade and reported crimes per 100,000 residents, from FBI data | Offenses reported by the Pinal County Sheriff’s Office for all the unincorporated areas it covers, not San Tan Valley alone |
| San Tan Valley figure | Grade D+, from an estimated 2,143 crimes per 100,000 residents (Arizona 2,214; US 2,119); no locally reported count is published for San Tan Valley | 2025: 274 violent (111.7 per 100,000) and 1,121 property (457.1 per 100,000). 2024: 252 violent and 1,246 property |
| Period | 2024 data (estimate) | Calendar years 2025 and 2024 |
| Checked | October 11, 2026 | October 11, 2026 |
Crime data is one data point; tour the area at different times of day. Your buyer’s agent can walk the street with you at night and on a weekend before you write an offer.
Crime figures checked October 11, 2026. Per-resident rates read higher around retail and commercial blocks, where few people live. Look up any specific address yourself before you decide.
Law enforcement jurisdiction in San Tan Valley
San Tan Valley is an unincorporated community, so it has no city or town police department. Law enforcement comes from the Pinal County Sheriff’s Office, which has a San Tan Valley complex on Schnepf Road. Homes inside Queen Creek or Florence town limits are policed by those towns instead, so check which side of the line an address sits on.
The Arizona DPS Highway Patrol patrols state highways in Pinal County. San Tan Valley has no city fire department, so fire and emergency medical service depends on the address; ask which fire district or provider covers a specific home before you buy. San Tan Valley covers about 76 square miles of land, per the Census Bureau gazetteer.
Major employers and commute times
San Tan Valley’s job base centers on health care at Banner Ironwood, local retail and schools, and the employers in Queen Creek, around the Phoenix-Mesa Gateway Airport and across the East Valley. Times below are approx. drive time, no traffic, from Banner Ironwood Medical Center (Gantzel Road, central San Tan Valley), computed with the public OSRM road router to each employer’s main site in the area. Your rush-hour drive will be longer.
- Banner Ironwood Medical Center 3 min, approx. drive time, no traffic
- Town of Queen Creek 12 min, approx. drive time, no traffic
- Phoenix-Mesa Gateway Airport 22 min, approx. drive time, no traffic
- ASU Polytechnic campus 23 min, approx. drive time, no traffic
- Banner Gateway Medical Center 35 min, approx. drive time, no traffic
- Pinal County government, Florence 36 min, approx. drive time, no traffic
Before you write an offer on San Tan Valley Arizona real estate, your agent pulls the tax history and checks the commute at the hours you actually drive.
Buying San Tan Valley Arizona real estate from out of state
Many buyers of San Tan Valley Arizona real estate are relocating from colder or pricier states. The biggest mistake we see is buying from a photo without knowing the street, the HOA or the commute. Relocating to San Tan Valley? A local buyer’s agent can tour homes for you on live video and tell you what the listing photos leave out, before you fly in.
Start with the part of San Tan Valley that fits your life: the north side next to Queen Creek and Banner Ironwood, or the larger communities along Hunt Highway. Then compare San Tan Valley Arizona real estate listings against real closings, not list prices. Read our moving to Arizona guide for climate, costs and timing.
More San Tan Valley Arizona real estate help from our team
Not every San Tan Valley Arizona real estate move is a simple house purchase, and each request below gets a dedicated full-time specialist. If you are selling, you get real comps from a full-time agent, not an automated online estimate. Seasonal buyers can compare San Tan Valley homes with single-family homes, HOA rules and rental limits here and in nearby Queen Creek and Gilbert.
Buying or selling a San Tan Valley business, with or without the real estate? We work with full-time business brokers who value, market and close with complete confidentiality. Retail, office, industrial, flex and multifamily belong with a full-time commercial agent, not a residential agent who handles one occasionally. For land and acreage, we check zoning, water, utilities and access before you commit, so a great price doesn’t become an unbuildable parcel.
San Tan Valley and Valley events: October 2026 to spring 2027
A weekend visit is a good way to see San Tan Valley Arizona real estate in person before you write an offer.
Touring San Tan Valley Arizona real estate listings from out of town? Plan a trip around one of these. San Tan Valley events are highlighted in green.
Local fall events (October 2026)
We checked these on each event’s official site on Oct 21, 2026. Hours and prices can change, so confirm before you go.
- Schnepf Farms Pumpkin & Chili Party (Queen Creek): Wednesdays to Sundays through Oct 31, 2026. General admission $28.95 per person; ages 2 and under free. Official site
| When | Event | Link |
|---|---|---|
| Fri Dec 4, 2026 | QC Hometown Christmas: tree lighting (Queen Creek) Evening tree lighting, stage performances and food trucks at Queen Creek Town Center, 21802 S. Ellsworth Rd., about 12 minutes from central San Tan Valley. | Official site |
| Sat Dec 5, 2026 | QC Hometown Christmas: parade (Queen Creek) Morning parade down Ellsworth Road at Queen Creek Town Center. | Official site |
| Oct 24, 2026 | Phoenix Suns home opener The Suns’ downtown Phoenix arena, vs. Warriors. Home games run through April 9, 2027. | Official site |
| Oct 25 to Jan 3 | Arizona Cardinals home games The Cardinals’ stadium in Glendale: Oct 25, Nov 15, Nov 29, Dec 6, Dec 20 and Jan 3. Week 18 home game vs. 49ers: the weekend of Jan 9 to 10, 2027, with the exact day set by the league after Week 17. | Official site |
| Fri Apr 2, 2027 | Arizona Diamondbacks Home opener Friday, April 2, 2027 vs. the Marlins, at the Diamondbacks’ downtown Phoenix ballpark. | Official site |
Dates checked October 11, 2026 on each event’s or team’s official site. Every date above is the one published on that official site.
Why San Tan Valley Arizona real estate matters in 2026
San Tan Valley market drivers
These are the forces behind San Tan Valley Arizona real estate prices this year.
- Health care close in. Banner Ironwood Medical Center sits in central San Tan Valley, about 3 minutes from our starting point, with Queen Creek’s town center about 12 minutes and the Phoenix-Mesa Gateway Airport about 22 minutes (approx. drive time, no traffic, by our routing; see employers and commute times).
- Unincorporated. San Tan Valley is not a city, so the Pinal County Sheriff’s Office and Pinal County handle police and most services; see police coverage.
- San Tan Mountains. San Tan Mountain Regional Park, run by Maricopa County, borders the west side of San Tan Valley, with trails and open desert.
- Commute north. Many residents drive north to Queen Creek, Gilbert and Mesa for work, so the route to State Route 24 and Loop 202 matters.
- Room to build. Several builders are active in San Tan Valley, which keeps resale sellers of San Tan Valley Arizona real estate competing with new construction.
- Population. San Tan Valley had 99,894 residents in the U.S. Census Bureau 2020 Census count.
Moving to San Tan Valley from California, Washington or Texas?
The Census Bureau’s latest State-to-State Migration Flows: 2024, Table 1 (American Community Survey 1-year estimates) counts 52,383 people (±6,890) living in Arizona who lived in California a year earlier, the most from any state, followed by Washington (17,601, ±3,256) and Texas (10,306, ±2,404). These are survey estimates for 2024 with margins of error.
San Tan Valley versus California. In this San Tan Valley AZ market report, the single-family median sale price is $419,000. For California, the Census Bureau’s QuickFacts lists a median value of owner-occupied housing units of $734,700 (2020-2024 American Community Survey 5-year estimate); that is an owner-reported value, a different measure from a sale price. San Tan Valley had 99,894 residents in the U.S. Census Bureau 2020 Census count; California has 39,355,309 in the Census Vintage 2025 estimates.
Retirement income. Arizona does not tax Social Security retirement benefits; the Arizona Department of Revenue lists them among income Arizona law does not tax.
Buying from out of state. A dedicated full-time San Tan Valley buyer’s agent tours San Tan Valley Arizona real estate listings for you on live video and checks what listing photos leave out: whether a street sits in an airport noise or flight-path area, whether a lot backs onto a wash or sits in a mapped floodplain (look up any address on the Pinal County Flood Control District “Am I in a Floodplain?” page), what the HOA rules allow, and which school district serves the address, since district lines and town lines differ in San Tan Valley.
The worry: One of the most searched questions about San Tan Valley is whether it is a good place to live, and no ranking answers that for one property. The fix: Weigh the price, school, crime and drive-time data on this page, then read our moving to Arizona guide.
Census, Department of Revenue and Flood Control District pages checked October 2026.
How we build this San Tan Valley Arizona real estate report
We rebuild this San Tan Valley Arizona real estate report every month from the latest closings.
Every area-wide number in this San Tan Valley Arizona real estate report is our market data for San Tan Valley, reported for single-family homes. Zip-level figures return once the current month’s zip data is complete; we do not show older zip numbers next to newer area-wide data. We never publish a number we cannot verify; when a figure is not available, such as a monthly new construction series or price per square foot, we leave it out instead of guessing. Builder prices come from each builder’s own site and change often, and event dates were checked on official sites. We refresh this report every month.
San Tan Valley Arizona real estate FAQ
What is the median home price in San Tan Valley, AZ right now?
The median single-family sale price in San Tan Valley was $419,000 in the latest month of closings, 0.5% lower than $421,250 a year earlier.
Is San Tan Valley a buyer’s or seller’s market in October 2026?
San Tan Valley is balanced. Inventory equals 4.4 months of supply, pending sales fell 41.3% year over year, and sellers received 99.1% of list price.
How long does it take to sell a house in San Tan Valley?
Single-family homes that closed in the latest month spent 86 days on market, 8 days slower than a year earlier. Pricing right on day one is the biggest factor you control.
How many homes are for sale in San Tan Valley?
In the latest month, 916 single-family homes were for sale in San Tan Valley, with 262 new single-family listings added during the month.
What zip codes are in San Tan Valley, AZ?
The ZIP codes in our San Tan Valley market data are 85140 and 85143. These ZIPs also cover parts of Queen Creek and Florence, so check the jurisdiction for any address.
Which school districts serve San Tan Valley addresses?
The districts with the most graded schools at San Tan Valley addresses are Florence Unified School District (B), J O Combs Unified School District (B) in the FY2025 Arizona A-F letter grades. Always confirm the district for the exact address before you write an offer.
How many people live in San Tan Valley?
San Tan Valley had 99,894 residents in the U.S. Census Bureau 2020 Census count.
Is San Tan Valley building new homes?
Yes. When we checked on October 11, 2026, twenty-one San Tan Valley new construction communities listed a base price on their builders’ sites, from Skyline Village Prelude by KB Home from $292,990 to Tamber at Soleo by David Weekley Homes from $668,990. Register with your own agent before your first model visit.
Is San Tan Valley, AZ a good place to live?
That depends on what you need from a property and a budget, not on a ranking. This page gives the facts to weigh: a $419,000 single-family median, 4.4 months of supply, FY2025 school grades, sourced crime data and drive times to major employers.
Who pays closing costs in Arizona?
The purchase contract sets which closing costs the buyer pays and which the seller pays, and seller concessions can shift buyer costs to the seller. Ask for an estimated settlement statement before you sign.
How much does it cost to sell a house in Arizona?
It depends on the sale price, the commission you negotiate, any concessions, and your share of closing costs and loan payoffs. Ask a full-time listing agent for a written net sheet built on recent San Tan Valley closings.
Your next San Tan Valley move starts with one message
Read this San Tan Valley Arizona real estate report, then tell us where you are headed. We’ll do the local legwork and protect your money like it is ours. Buying, selling, a condo or a new build, one message puts a full-time agent from our San Tan Valley team to work for you.
Get started with a dedicated full-time agent
Two quick steps. A full-time local agent who works your part of San Tan Valley replies personally.
Do you know anyone looking to buy or sell real estate in Arizona? Share our website with them so they are fully informed.
Call Arizona Homes and Condos Realty at (480) 490-4865 or visit ArizonaHomesandCondos.com.
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