Homes on 1+ Acre for Sale in San Tan Valley, AZ

San Tan Valley is a Pinal County town east of the San Tan Mountains and south of Queen Creek. Most of it is subdivisions, but homes on an acre or more show up in older rural pockets, many first zoned under Pinal County's rural districts. Expect wells or septic on some lots, dirt roads, and room for horses or a shop.

I'm Terry Day with DeLex Realty. San Tan Valley became an incorporated town on September 17, 2025, so the rules for a big lot here are changing. Some acreage sits inside the new town, some is still unincorporated Pinal County, and some nearby land is in Queen Creek or Florence. Here is what I check with buyers before they fall in love with a property out here.

San Tan Valley acreage homes at a glance
  • Where: Pinal County, east of the San Tan Mountains, with San Tan Mountain Regional Park on the west side of the community
  • Jurisdiction: Town of San Tan Valley (since Sept. 17, 2025), unincorporated Pinal County, or a neighboring town, depending on the parcel
  • Zoning: the town's first zoning ordinance took effect July 1, 2026 and carried county zoning over to the closest comparable town district
  • Common items to check: water provider or private well, septic, road maintenance, floodplain, and animal rules
  • Feed below: San Tan Valley homes with a lot size of 43,560 sq ft (one acre) or more

See San Tan Valley homes on 1+ acreCall Terry: 602-483-4665

Where acreage shows up in San Tan Valley

Most San Tan Valley homes sit in master-planned subdivisions with small lots. The larger lots tend to be in older rural areas that grew up under Pinal County zoning before the town existed. Agent and listing pages that track acre homes here name areas such as Chandler Heights Ranches, Santan Ranches, Queen Creek Ranchos, Sun Valley Farms, Skyline Vista Ranch, Bonanza Highlands, Vinwood Estates, Country Mini-Farms and Quail Hollow, and a few acre-plus lots also appear in places like Whitewing at San Tan and parts of Johnson Ranch. Those names come from listings, not an official map, and lot sizes vary a lot inside each one, so I look at the actual parcel every time.

A San Tan Valley mailing address does not tell you who governs the land. The town drew its boundary to leave some neighborhoods out. The Parks, The Meadows and Magnolia Grove, for example, were reported as a county island outside the new town. Other parcels with the same ZIP codes are in Queen Creek or Florence. The town publishes a "Do I live in San Tan Valley?" boundary check, and I run every address through it before we look at zoning.

Zoning and lot sizes

The Town of San Tan Valley adopted its first zoning ordinance and town code on June 1, 2026, and they took effect on July 1, 2026. When the town adopted its code, existing county zoning on each parcel was carried over to the closest comparable town district. Inside town limits, the town handles zoning clearance, while Pinal County still issues building permits through December 31, 2026. For land outside the town, Pinal County handles everything.

Because so much acreage here started under county rules, it helps to know the county's rural districts. As published in the Pinal County Development Services Code:

  • CR-1A: one-acre minimum lot, 100 feet wide
  • GR (General Rural): 54,450 sq ft minimum (about 1.25 acres), which the code calls a holding classification
  • SH (Suburban Homestead): two-acre minimum
  • SR (Suburban Ranch): 144,000 sq ft minimum (about 3.3 acres)
  • CR-1: 20,000 sq ft minimum, so not every "rural" lot is a full acre

Pinal County's Board of Supervisors cancelled a planned rewrite of its zoning code in January 2025, so the older code still governs unincorporated land. The town's own district names and lot minimums are new, and I confirm the exact district for a parcel with the town before you rely on it for a shop, a guest house or a lot split.

Horses and other animals

Under the county code, the CR-1A and CR-1 districts allow poultry and rabbits plus up to two head of cattle, horses, sheep or goats per acre, with no swine, and animal buildings must sit 50 feet from side and rear lot lines. GR allows livestock and horses, with public stables needing 10 acres or more. In SR, commercial stables need 20 acres and animal buildings must be 100 feet from lot lines. A shade-only livestock structure is not counted as a building. Pinal County Animal Care and Control serves both town and county residents. The town's own animal-keeping rules are new, so I check them for any parcel inside the town, along with any HOA or deed restrictions. For a wider look at horse homes, see my Arizona horse property guide.

San Tan Mountain Regional Park, which covers more than 10,000 acres in Pinal County and is run by Maricopa County Parks, has nine multiuse trails that are mostly open to horses. Its visitor center is at the Phillips Road entrance.

Water and wells

Much of San Tan Valley is served by EPCOR, which bought Johnson Utilities on January 29, 2021 and serves about 160 square miles including Florence, Queen Creek and San Tan Valley. The town says EPCOR service is not changed by incorporation. EPCOR's San Tan system is listed by the Arizona Department of Water Resources as a designated provider in both the Pinal and Phoenix Active Management Areas. Some rural lots use a private or shared well instead.

For a private well, Arizona's exempt-well rules apply: a pump of 35 gallons per minute or less, and a Notice of Intention (ADWR Form 55-40) before drilling. When a home with a well sells, the new owner files ADWR's change of ownership form (55-71A). ADWR has also said it will not approve new assured water supply applications based on Pinal groundwater, which matters most for land that someone hopes to subdivide. On any acreage, I ask for well records and a water test, and I confirm whether a shared-well agreement exists.

Septic, roads and flood

Many acre lots are on septic. Pinal County's Aquifer Protection Division permits septic systems under authority from ADEQ. Arizona's transfer rule requires a septic inspection within six months before the sale closes, and the buyer files a Notice of Transfer with the state within 15 days after closing.

Pinal County maintains only roads that meet its engineering, right-of-way, drainage and paving standards, and it grades some dirt roads on a schedule. Other roads are private or belong to a town, and the new town is still sorting out which roads it will maintain. I find out who keeps up the road to a property before closing, and whether there is a road maintenance agreement among neighbors.

For flooding, the Pinal County Map Viewer shows flood zones and administrative floodplains, and the county takes flood information requests. Any building in a floodplain needs a floodplain permit, and the town code includes its own floodplain ordinance.

Lot splits and future plans

In unincorporated Pinal County, a minor land division is five or fewer parcels, each 10 acres or smaller, reviewed by county staff. Under Arizona law, creating six or more lots is a subdivision with its own approvals and public report. Inside the town, split rules now come from the town code. If you are buying acreage with an eye toward splitting it later, I build that question into our due diligence period.

Questions buyers ask

Is San Tan Valley a city now?
Yes. San Tan Valley became an incorporated town on September 17, 2025, and its zoning ordinance and town code took effect July 1, 2026. Some nearby neighborhoods were left outside the town and are still unincorporated Pinal County.

Can I keep horses on an acre in San Tan Valley?
Often, but it depends on the zoning and any HOA rules. Pinal County's CR-1A district allows up to two horses per acre, and the town carried county zoning over to comparable town districts, so I confirm the current district and any deed restrictions for each parcel.

Do acre lots here have city water?
Many are served by EPCOR, but some rural lots use a private or shared well. I check the water source, well records and any shared-well agreement before you commit.

Are acre homes in San Tan Valley on septic?
Many are. Arizona requires a septic inspection within six months before a sale, and the buyer files a Notice of Transfer within 15 days after closing.

More San Tan Valley and nearby guides

Looking for land in San Tan Valley?

Call Terry Day at DeLex Realty. I will check jurisdiction, zoning, water, septic and road access on each property with you at 602-483-4665.

Zoning, water, septic, road and flood details come from the Town of San Tan Valley, Pinal County, ADWR, ADEQ, Arizona statutes and news reports and can change. Confirm jurisdiction, zoning, utilities, school boundaries and any restrictions for a specific property before you buy.

Newest San Tan Valley Homes on 1+ Acre

3659 W Hummingbird Lane, San Tan Valley
$1,010,000
5 Beds ⋅ 3 Baths ⋅ 7101261 MLS ⋅ 2,733 SqFt.
Breathtaking Private Desert Retreat Set against the stunning backdrop of the Superstition Mountains, this move-in-ready 1.25-acre estate offers an exceptional approach to Arizona living. Thoughtful finishes, generous living spaces, and beautifully appointed outdoor amenities come together to create a home that balances comfort, privacy, and luxury. At the heart of the home, the custom gourmet kitchen makes a timeless impression with a Calacatta marble island, black granite countertops, white subway tile, and high-end soft-close cabinetry. The oversized chef's refrigerator/freezer, double convection ovens, walk-in pantry, and picture windows framing mountain views make this space as functional as it is striking. The open-concept layout is filled with natural light and complemented 8-foot paneled doors and crisp, modern trim. A desirable split floor plan offers five bedrooms and three full bathrooms, providing flexibility for family, guests, or a home office. The spacious master bedroom offers a peaceful retreat, featuring an ensuite with dual vanities, grand shower, freestanding soaking tub, and a walk-in closet. Two additional bedrooms share a Jack-and-Jill bathroom and feature walk-in closets. The gas fireplace, abundant storage, and granite countertops throughout the home add thoughtful touches. Step outside to a private resort-inspired backyard designed for exceptional Arizona living. A heated pool and spa, newly fenced yard, covered patios, and desert landscaping create an inviting setting for entertaining or relaxing beneath the desert sky. Additional highlights include an attached four-car garage with epoxy flooring and dedicated workspace, a spacious laundry room, three-phase drip irrigation system, and an Energy One water softener and filtration system with an extended lifetime warranty. Ideally located between Queen Creek and San Tan Valley, with convenient access to shopping, dining, and hiking, this remarkable property brings together acreage, mountain views, custom finishes, and sought-after amenities. A rare opportunity to enjoy space, privacy, and an elevated desert lifestyle in one exceptional setting. Notice is hereby given that Allison Munoz, a licensed real estate agent with Home Smart, has a familial relationship with the Seller, Tina Mccune, specifically as mother/daughter. This disclosure is made pursuant to state licensing laws and/or REALTOR® Code of Ethics Article 4.

3659 W Hummingbird Lane, San Tan Valley

1602 E Lobo Street, San Tan Valley
$1,099,000
5 Beds ⋅ 4 Baths ⋅ 7095403 MLS ⋅ 3,859 SqFt.
Freedom, privacy, breathtaking mountain views, and over an acre of land to make your own. This exceptional San Tan Valley property offers a rare combination of amenities that's becoming increasingly difficult to find. Situated on over 1.25 acres with incredible views of the Superstition Mountains, this 3,731-square-foot custom residence delivers the space and flexibility of acreage living with NO HOA restrictions. Even better, the home is connected to city water, while backyard irrigation is supplied by a shared well with no water bill for irrigation, an incredible advantage for maintaining the property's expansive outdoor spaces. Inside, timeless Southwestern architecture meets spacious, thoughtfully designed living areas. The single-level floor plan features 4 bedrooms, 3.5 bathrooms, elegant travertine flooring, rich alder cabinetry, architectural ceiling details, and multiple areas designed for gathering and entertaining. The gourmet kitchen features granite countertops, a built-in refrigerator, dual-fuel range, walk-in pantry, and generous prep and serving space. A dedicated theater room and separate game room create outstanding opportunities for entertaining, while the split primary suite offers a private retreat complete with a jetted soaking tub, walk-in travertine shower, dual vanities, and generous closet space. Step outside to an expansive wraparound covered patio overlooking the sprawling grounds, framed by stunning Superstition Mountain views and Arizona's wide-open skies. The property offers ample room for horses, recreational vehicles, trailers, outdoor entertaining, and the opportunity to create a truly personalized backyard retreat. A three-car garage, RV access, additional covered parking, and mature fruit trees further enhance the property's versatility. What makes this property truly special isn't just the home itself. It's everything that comes with it. Over 1.25 acres, spectacular mountain views, the convenience of city water, shared-well irrigation without a water bill for irrigation, and the freedom of owning property without an HOA. This isn't simply a place to live. It's an opportunity to enjoy the space, privacy, and freedom that make Arizona acreage living so desirable.

1602 E Lobo Street, San Tan Valley

39762 N Creekside Road, San Tan Valley
$1,695,000
3 Beds ⋅ 3 Baths ⋅ 7093952 MLS ⋅ 2,469 SqFt.
Flood-irrigated horse property in highly sought after neighborhood, 6-stall barn, insulated shop & plenty of RV & trailer parking. This fully fenced property offers large pastures, turnouts from the stalls, automatic waterers, tack room & wash rack. The 2,240sf shop features large sliding doors & room to park trailers. Inside, 10-foot ceilings, 8-foot doors & tile throughout complement the split floor plan. A fireplace anchors the living room w/ formal dining & a separate breakfast area providing flexible gathering spaces. The kitchen features a gas range, built-in oven, stainless steel appliances, granite countertops, tall upper cabinets & a pantry. The primary suite includes a separate tub, walk-in shower w/ dual shower heads, dual sinks & walk-in closet. Two additional bedrooms share a bathroom with a walk-in shower, and a separate powder room adds convenience. The track system was professionally designed & follows the Paddock Paradise layout: feed at one end & water at the other, so horses walk the track throughout the day. The barn's commercial stainless sink has an instant hot water heater; w/ a faucet hose adapter, it can supply warm water for bathing horses. The tack room has T1-11 siding. The barn area is gated. Flood irrigation comes from neighborhood private wells supported by the homeowners association, plus deliveries at approximately $30 per hour. 50-foot round pen, no-climb pipe fencing & two 30-amp recreational vehicle hookups. An extended covered patio overlooks the pool and above-ground spa, with block-wall fencing enclosing the backyard. The formal dining room was originally built as the fourth bedroom. A three-car garage with built-in cabinets, a circular drive & a rose garden of approximately 30 bushes on irrigation lead to the front door, along w/ citrus, pines, palms & cactus. East/west exposure and a security system round out this property, with space for horses, equipment, and everyday living.

39762 N Creekside Road, San Tan Valley

2248 W Josiah Trail, San Tan Valley
$1,100,000
5 Beds ⋅ 4 Baths ⋅ 7092890 MLS ⋅ 3,868 SqFt.
Discover an extraordinary Arizona retreat where privacy, space, and resort style living come together on 1.5 acres with breathtaking San Tan Mountain views. This impressive custom estate offers 5 bedrooms, 3.5 bathrooms, a spacious media/game room, and an exceptional outdoor entertaining experience designed to embrace the beauty of the desert. From the beautifully terraced landscaping to the expansive front courtyard, this home makes a memorable first impression. Inside, soaring ceilings, architectural details, and generous living spaces create an inviting atmosphere. The grand great room features a gas fireplace, custom alcoves, and an impressive wall of windows framing the lush backyard oasis. The chef's kitchen showcases rich wood cabinetry, expansive granite countertops, a center island, and a gas cooktop, providing an ideal setting for everyday living and entertaining. The thoughtfully designed split floor plan offers privacy and flexibility, with a spacious primary suite featuring direct backyard access. A separate guest wing includes two bedrooms connected by a Jack-and-Jill bathroom, while the dedicated media/game room provides additional space to relax or entertain. Outdoors is where this property truly shines! PebbleTec pool with a 6ft deep end, waterfall, and slide anchors the backyard retreat. The impressive 20' x 20' ramada features an outdoor kitchen & gas fireplace creating the perfect setting for year round entertaining. A separate wood-burning firepit sits beside a cascading rock waterfall and pond, while the expansive covered patio offers additional space to unwind and take in the magnificent Arizona sunsets. Mature palms, iconic saguaros, beautifully established desert landscaping, and timed landscape lighting enhance the peaceful surroundings. The fully fenced grounds offer exceptional privacy, while the absence of an HOA provides added flexibility. RV access and parking are complemented by a spacious four-car garage with 10-foot ceilings, extensive built-in cabinetry, and a dedicated workbench. Additional highlights include an updated 5-ton AC system (2018), a newer 80-gallon electric water heater, a new reverse osmosis system, central vacuum, and an in-ground propane tank servicing the kitchen appliances and outdoor entertaining areas. Your private desert escape awaits in the foothills of the San Tan Mountains.

2248 W Josiah Trail, San Tan Valley

2251 W Virgil Drive, San Tan Valley
$849,900
6 Beds ⋅ 5 Baths ⋅ 7092121 MLS ⋅ 3,956 SqFt.
NEW PRICE! Nearly 2 acres with mountain views, State land beside you, and room for every toy, every project and everyone. The main home has 3 bedrooms and 2.5 baths, an open kitchen with a 6-burner gas range, a 2023 roof and 2020 A/C units. The lower level adds 3 bedrooms and 2 baths, set up as two apartments with utilities included. Use them for rental income, extended family or guests, and ask about current rents. The 2021 garage building has an oversized garage, storage, an office, a gym/bonus room and a room plumbed for a future bath. For the hobbyist or business owner, there's an 1,800 sq ft mechanic's shop with 220 power, a 1,200 sq ft wood shop, and full RV hookups. A cactus garden and fiberglass pool finish it off. Bring your vision! - click here for add'l info! MAIN HOME: Open kitchen with a 6-burner gas range, stainless appliances and a wood-beam ceiling. Dining room with French doors to the yard. Primary suite with a double vanity and a large walk-in closet. Covered front porch facing the mountains, plus turf sitting areas out back. Roof replaced 2023. Both A/C units (upstairs and downstairs) replaced 2020. 80-gallon water heater. Owned propane tank. LOWER LEVEL: 3 bedrooms and 2 baths, currently set up and rented as two units with utilities included. A ready-made setup for multigenerational living, guests or house hacking. GARAGE BUILDING (2021, permitted, under A/C): Oversized garage (doors not yet installed; wood and openers included), storage room, office, gym/bonus room and a room plumbed for a future bath, with materials included. Matching siding is included to finish the main house. SHOPS AND LAND: Mechanic's shop, 30x60 (1,800 sq ft), built 1995, with 220 power, a new elastomeric roof and plumbing stubbed for a bathroom. Wood shop, 20x60 (1,200 sq ft), built 2025, with 110 power. Full RV hookups, cactus garden and a fiberglass pool installed in 2026. Room to garden, park the toys, run a business or build. INCOME: Apartment rents total $2,675/month (utilities included). The shops are not currently leased, offering more income potential. Leased solar. Septic. The neighboring 1.44 acres at 2237 W Virgil Dr, a 2 bed/2 bath manufactured home with a den, is also for sale. Buy both for nearly 3.4 acres.d

2251 W Virgil Drive, San Tan Valley

28515 N Saddle Tramp Way, San Tan Valley
$636,000
3 Beds ⋅ 2 Baths ⋅ 7090377 MLS ⋅ 1,882 SqFt.
NO HOA & Major improvements are already in place, including a brand-NEW ROOF and fresh interior and exterior paint completed in September 2026, newer HVAC, and OWNED SOLAR only a couple of years old. Set on 1.25 acres near the foothills of the San Tan Mountains, this beautifully updated territorial-style home offers the rare combination of substantial recent upgrades, usable acreage and quintessential Arizona desert living. Wide-open skies, sweeping desert and mountain views, and spectacular sunsets create a setting that feels wonderfully removed from the ordinary, yet shopping, dining and everyday conveniences are still just a few miles away. Whether you're looking for space for horses, room for RVs and recreational toys, or simply more freedom and breathing room, this property offers a lifestyl newer neighborhood homes simply cannot replicate. Inside, timeless Southwest character is paired with warm, modern finishes. Travertine flooring, soaring ceilings, beautiful cabinetry, granite countertops and stainless steel appliances create an inviting interior that feels both substantial and comfortable. The fresh neutral paint throughout gives the home a clean, current feel while complementing its territorial architecture and desert setting. - The spacious primary suite offers a relaxing retreat, while the 3-car garage provides plenty of room for vehicles, storage and all the gear that comes with enjoying life in the Arizona outdoors. Covered outdoor living areas invite you to slow down and take in peaceful desert mornings, dramatic sunsets and star-filled nights. - With generous acreage and horse privileges, there is room to create the setup that works for you, whether that means horses, trailers, RVs, off-road toys, additional outdoor living or simply preserving the open desert around you. - The location is equally special. San Tan Mountain Regional Park is just minutes away, offering more than 10,000 acres of Sonoran Desert and miles of hiking, biking and equestrian trails. Queen Creek's Horseshoe Park & Equestrian Centre also offers year-round equestrian events, rodeos, competitions and entertainment. - Surrounded by custom homes and substantial acreage properties, this is a rare opportunity to enjoy authentic Arizona desert living with major updates already completed and the conveniences of Queen Creek close at hand. Bring the horses. Bring the toys. Bring the dream. This is Arizona living.

28515 N Saddle Tramp Way, San Tan Valley

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