Moving to San Tan Valley, AZ: San Tan Valley Homes for Sale and Local Guide

San Tan Valley is a fast-growing Pinal County community just southeast of Queen Creek, and since September 17, 2025 it has been Arizona's newest incorporated town. It has a suburban feel, with mostly single-family homes built from the early 2000s on in master-planned neighborhoods, plus new construction in its newer sections.

I'm Terry Day with DeLex Realty. If you are searching San Tan Valley homes for sale, the big change to know about is that this is now a real town with its own council and town code, after years as an unincorporated part of Pinal County. Below is how the area works today, where the main neighborhoods are, and what I check before a client buys here.

San Tan Valley at a glance

County: Pinal County, bordering the Town of Queen Creek to the north and west and Florence to the south
Town since: incorporated September 17, 2025; took over local services from Pinal County on July 1, 2026
Population: 99,894 in the San Tan Valley census area (2020 Census)
Town size: about 46.5 square miles; the wider census area is larger
Main roads: Hunt Highway, Ironwood/Gantzel Road, Ellsworth Road and SR 24 toward Loop 202
School districts: Florence Unified and J.O. Combs Unified (confirm boundaries with the district)

See San Tan Valley homes for sale Call Terry: 602-483-4665

Where San Tan Valley is

San Tan Valley sits at the southeast edge of the Phoenix metro, in Pinal County. The Town of Queen Creek wraps around its north and west sides, the Town of Florence lies to the south, and the Gila River Indian Community is to the southwest. The San Tan Mountains and their regional park sit off to the west.

One thing that confuses buyers: "San Tan Valley" means two slightly different places. The census area (the old unincorporated community) covers about 76 square miles of land. The new town is smaller, about 46.5 square miles, bounded roughly by Pima Road on the north, the CAP canal on the east and Arizona Farms Road on the south, and some established neighborhoods were left outside it. A home can have a San Tan Valley address and still be outside the town, so I check every parcel.

A short history

For most of the 1900s this was desert and farmland. Homebuilding took off in the early 2000s, and the community name "San Tan Valley" came into wide use around 2009. Residents tried to incorporate several times, in 2004, 2005, 2010 and 2018, and each attempt stalled. After state law changes, a new petition drive collected more than 10,000 signatures in 2025, voters approved Proposition 495 on August 5, 2025 with about two-thirds voting yes, and the town became official on September 17, 2025.

The town council adopted its first zoning ordinance and town code on June 1, 2026, effective July 1, 2026, when the town took over responsibility for local services. Residents held their first town election on July 21, 2026, and the elected council is seated in November 2026. Voters also approved electing the mayor directly starting in 2028. For now, the town contracts with the Pinal County Sheriff's Office for police service, and Rural Metro Fire provides fire service.

Main neighborhoods

San Tan Valley is mostly master-planned subdivisions. Names you will see often include:

Johnson Ranch, one of the area's best-known master-planned communities
San Tan Heights
Pecan Creek and Pecan Creek South, Skyline Ranch, Copper Basin, Castlegate, Cambria, Wayne Ranch, Taylor Ranch, Las Colinas and Archer Meadows
Encanterra, a golf country club community that the Town of Queen Creek has annexed

Because the town boundary skipped some neighborhoods, ask me to confirm whether a specific home is inside the Town of San Tan Valley, in Queen Creek, or in unincorporated Pinal County.

Types of homes

Most homes here are single-family houses built from the early 2000s on, usually in HOA communities with their own parks and paths. You will also find new construction in the newer sections and a few resort-style and gated neighborhoods. My niche pages for San Tan Valley can narrow things down:

Things to do

San Tan Mountain Regional Park is the big outdoor draw: more than 10,000 acres of desert run by Maricopa County Parks, even though it sits in Pinal County, with a nature center, hiking, biking and horse trails and a connection to the Maricopa Trail. Its main entrance is on W. Phillips Road. Within a short drive you also have Queen Creek's parks, farms and events, and the shopping and dining along the SR 24 and Loop 202 corridor.

Schools and college

The main public school districts serving San Tan Valley are Florence Unified and J.O. Combs Unified. Florence Unified School District serves Florence, San Tan Valley and Queen Creek, with high schools including Poston Butte and San Tan Foothills. J.O. Combs Unified School District has its district office in San Tan Valley and runs Combs High School. Confirm boundaries with the district for any address. Central Arizona College's San Tan Campus on E. Bella Vista Road opened in 2014 and offers associate degrees, including nursing, plus a public library.

Getting around

Hunt Highway, Ironwood/Gantzel Road and Ellsworth Road are the main north-south and east-west routes, and many residents drive north into Queen Creek to reach SR 24 and Loop 202. ADOT's SR 24 today is a 5-mile interim road from Loop 202 to Ironwood Drive, with widening planned to start in late 2026; the extension east of Ironwood toward US 60 is not funded yet. ADOT is also studying the North-South Corridor, a planned route from US 60 in Apache Junction to I-10 near Eloy, but it has no construction funding. Pinal County has been widening Hunt Highway in phases and extending Skyline Drive to link Gantzel Road and Hunt Highway. Traffic at rush hour is a real part of life here, so I always suggest a test drive of your commute.

Jobs, health care and shopping

Banner Ironwood Medical Center on N. Gantzel Road opened in 2010 and offers emergency, surgical, maternity and pediatric care. Nearby job centers include the LG Energy Solution battery complex near Ironwood and Pecos roads in Queen Creek and Phoenix-Mesa Gateway Airport in Mesa. Everyday shopping is spread along Hunt Highway and Gantzel Road, with more stores and restaurants in Queen Creek and along the Loop 202.

Utilities

Water and sewer for much of the area moved to EPCOR when it bought Johnson Utilities in January 2021; other parts are served by different providers. SRP provides electricity in at least part of the area. Check the providers for the specific address before you buy.

Buying and selling tips

Things I check on every San Tan Valley home: whether it is inside the town, Queen Creek or the county; which water and sewer company serves it; the HOA rules; and the real commute time. Some homes here may have an FHA or VA loan a qualified buyer can take over, so ask me about assumable loans; my assumable mortgage guide explains how that works. New to buying in Arizona? Start with first steps to buying a home in Arizona. Selling? Read how to price your Arizona home to sell, since resales here often compete with nearby new construction.

Comparing nearby? See my Moving to Queen Creek guide, all San Tan Valley listings, or San Tan Valley homes listed by DeLex Realty.

Want room for horses, a shop or just more space? My homes on 1+ acre in San Tan Valley guide covers zoning, wells, septic and roads on larger lots in and around the new town. For an established neighborhood of 2005 to 2010 homes near Hunt Highway and Gary Road, see my Skyline Ranch community page. Copper Basin, off Hunt Highway at Copper Mine Road, has a community center with a pool and its own K-8 school; see my Copper Basin community page. Pecan Creek, along Gantzel Road south of Ocotillo Road, has about 1,300 homes, neighborhood parks and J.O. Combs schools close by; see my Pecan Creek community page.

Homes by School in San Tan Valley

Searching by school? Start with these high school area pages:

See more on my homes by school page.

San Tan Valley: questions people ask

Is San Tan Valley a city now?
Yes, San Tan Valley is now an incorporated town. Voters approved incorporation (Proposition 495) on August 5, 2025, with about two-thirds voting yes, and the Pinal County Board of Supervisors made the Town of San Tan Valley official on September 17, 2025, as Arizona's 92nd municipality. The town began taking over local services from Pinal County on July 1, 2026, so check with the town or county on any specific service.

Does San Tan Valley have a town sales tax?
Yes, the Town of San Tan Valley began collecting a 2.25% town sales tax on October 1, 2026. With the 5.6% state rate and Pinal County's 1.1%, the combined retail rate is now 8.95%. See my cost of living guide for more on everyday costs.

What ZIP codes does San Tan Valley use?
San Tan Valley addresses mainly use ZIP codes 85140, 85143 and 85144. The Postal Service created 85144 for San Tan Valley on July 1, 2023, and some homes near Queen Creek use 85142, so check the exact address.

Who provides water and sewer in San Tan Valley?
Much of San Tan Valley gets water and sewer service from EPCOR, which bought the former Johnson Utilities system in January 2021. EPCOR's San Tan districts also cover parts of Florence and Queen Creek. Providers can differ by neighborhood, so confirm the water and sewer company for any address before you buy.

Which school districts serve San Tan Valley?
San Tan Valley is served mainly by J.O. Combs Unified School District, home of Combs High School, and Florence Unified School District, which includes San Tan Foothills High School. Boundaries vary by neighborhood, so confirm the school district for each address with the district.

Comparing cities? See all of my Greater Phoenix city guides. Want to see what's happening in the market? Check my market reports, read the blog, or learn more about me. Ready to talk? Call Terry Day at 602-483-4665.

Browse current homes for sale listed by DeLex Realty agents.

Assumable homes in San Tan Valley
Some San Tan Valley homes for sale have an FHA or VA loan that a qualified buyer may be able to take over. See assumable homes in San Tan Valley and across the Valley, or call Terry Day at 602-483-4665 to check a specific home.

Thinking about San Tan Valley?
Call Terry Day at DeLex Realty. I will check the town limits, the utilities and the HOA on any home you like, at 602-483-4665.

Details come from the Maricopa Association of Governments, Pinal County, ADOT, the U.S. Census Bureau, school districts, utilities and news reports, and can change. Confirm town limits, utilities, HOA rules and school boundaries for a specific home. Listing information is deemed reliable but not guaranteed.

Newest San Tan Valley Homes for Sale

$389,000

4 Beds ⋅ 2 Baths ⋅ 7103246 MLS ⋅ 1,841 SqFt.

Welcome home to this beautifully maintained single-story home featuring 4 bedrooms PLUS a dedicated office, 2 bathrooms, and a spacious 3-car garage! Freshly painted inside and out, this move-in ready home offers luxury vinyl plank flooring, brand-new carpet, and a partially updated kitchen featuring quartz countertops. The versatile floor plan provides plenty of space for comfortable everyday living, working from home, and entertaining. Step outside to a generously sized backyard with endless possibilities to create your own outdoor oasis. With thoughtful updates, a well-maintained interior, and plenty of room to spread out, this home is ready for its next owner!

4826 E Magnus Drive, San Tan Valley

$427,000

4 Beds ⋅ 2 Baths ⋅ 7103196 MLS ⋅ 2,174 SqFt.

INCREDIBLE BUYER INCENTIVES: $6,000 MORTGAGE CONCESSION. Seller will pay up to $6,000 at closing toward a rate buydown if you finance with seller's lender. 3574 E Magnus Dr features a single-story layout with four bedrooms and two bathrooms in San Tan Valley. The kitchen includes a center island, stainless steel range and microwave, dark wood millwork, and recessed lighting. Tile flooring connects the kitchen, breakfast nook, and adjoining living area, while a separate front living room adds another gathering space. The primary bedroom has a walk-in closet and an adjoining bathroom with double sinks and a separate tub and shower. Outside, a covered patio opens to a backyard with pavers, gravel landscaping, and raised planting beds. An attached three-car garage rounds out the home.

3574 E Magnus Drive, San Tan Valley

30000 N 5 Bed Bhrf Opportunity Lane, San Tan Valley

$150,000

7103146 MLS ⋅ 2,300 SqFt.

Exceptional opportunity to acquire a fully furnished, turnkey Behavioral Health Residential Facility (BHRF) in the growing San Tan Valley market! This established facility offers a 5-bed licensed operation with an active AZDHS license and AHCCCS provider ID, providing an excellent opportunity for an operator looking to enter or expand within the behavioral healthcare industry. The approximately 2,300 SQ FT property features 4 bedrooms plus a dedicated office, 3 bathrooms, a spacious open floor plan, and comfortable, well-maintained living spaces. The facility is fully furnished and equipped with office infrastructure and CCTV security, making it ready for its next operator. Additional highlights include an existing Banner contract, and DDD program availability.

30000 N 5 Bed Bhrf Opportunity Lane, San Tan Valley

$613,033

4 Beds ⋅ 3 Baths ⋅ 7103059 MLS ⋅ 2,679 SqFt.

4 Bedrooms, 3 Baths, a dedicated Office, Game Room and 3-Bay Garage! This 2,679 sq ft home showcases a striking Desert Modern exterior with extended Dining Room, Primary Suite and covered patio. A 9' multi-slider at the Dining Room creates seamless indoor-outdoor living. The Kitchen features GE Profile appliances with a 36'' gas cooktop, double ovens, Benton White cabinetry with 42'' uppers and Ivory White quartz countertops. The Primary Bath offers a freestanding tub and custom-tiled shower, plus direct access from the Primary Closet to the Laundry Room. Additional highlights include tile flooring, Snowbound paint, matte black fixtures, pavered driveway and porch, desert landscaping and 2'' blinds.

279 E La Estela Lane, San Tan Valley

$749,000

4 Beds ⋅ 2 Baths ⋅ 7103048 MLS ⋅ 2,329 SqFt.

A morning in the garden, an afternoon in the workshop, and mountain views from your covered patio. On approximately 1.25 acres with no HOA, this single story corner property gives your interests room to become part of everyday life. An established garden of approximately 900 square feet features irrigation, shade structures, fruit trees, vines, and edible plantings, while a green lawn and mature trees create an inviting place to unwind. Beyond the landscaped areas, generous open yard space accommodates trailers, equipment, and recreation, with the San Tan Mountains providing a beautiful backdrop. For projects that deserve more than a corner of the garage, the original four car footprint now provides two car parking and two separate attached workshops, each with its own entrance.click mo from the main garage. The larger workshop features two mini splits, compressed air piping, and epoxy flooring, creating a dedicated space to settle into the work you enjoy. Block perimeter walls, oversized 12 and 16 foot RV gates, a broad paved parking area, and an RV electrical hookup bring practical convenience to the acreage. A Heartland Fuel 250 RV is also available through a separately negotiated bill of sale. Inside, approximately 2,311 square feet balances open gathering spaces with the privacy of a four bedroom split layout. Vaulted ceilings lend an airy feel to the central living area, and a generous kitchen peninsula keeps conversation close while meals come together. Staggered white cabinetry, granite countertops, soft close doors, an apron front stainless sink, and Frigidaire Professional appliances with double wall ovens give the kitchen both substance and style. A large pantry and laundry room with utility sink keep everyday essentials organized. The spacious primary suite opens directly to the backyard and offers a separate soaking tub and shower, dual sinks, and a large walk in closet. French doors make the front bedroom equally inviting as an office or guest space, completing a home with room for both quiet routines and ambitious weekends.

1927 W Josiah Trail, San Tan Valley

$287,000

3 Beds ⋅ 2 Baths ⋅ 7102963 MLS ⋅ 1,230 SqFt.

Welcome home to a fully refreshed San Tan Valley gem, offered under $290K! From the moment you walk in, you'll feel the difference: new LVP flooring flows throughout with new baseboards, fresh paint brightens every space (even the garage), and new ceiling fans and light fixtures make each room feel crisp and welcoming. The bright, open floor plan centers on an updated kitchen with new appliances, perfect for cooking, gathering, and everyday living. Both bathrooms shine with new vanities, sinks, and toilets, and the split primary suite sits privately at the end of the hall for a quiet retreat at the end of the day. Step outside and picture your evenings here. This corner lot offers an oversized backyard made for entertaining, with a long covered patio, built-in BBQ, and a fire pit ready for cool desert nights with friends and family. Cool off at the community pool, and enjoy being close to shopping, dining, and fitness, with easy access to the US-60 and Loop 202. Homes this updated at this price don't come along often. Come see it before it's gone!

2269 E Meadow Mist Lane, San Tan Valley

$499,999

4 Beds ⋅ 3 Baths ⋅ 7102954 MLS ⋅ 2,133 SqFt.

BUILT IN 2023! NO HOA! Modern single-level living with an inviting open floor plan designed for effortless entertaining and everyday comfort. The gorgeous kitchen features quartz countertops, stainless steel appliances, abundant cabinetry and a center island perfect for gathering. Retreat to the spacious primary suite with a beautifully appointed bath featuring dual vanities, contemporary finishes and a stunning tiled walk-in shower with frameless glass enclosure. Wood-look tile flooring adds warmth and style to the primary bath. Versatile bedrooms offer flexibility for guests, a home office or hobbies. Enjoy the generous backyard and convenient access to Queen Creek shopping, dining and entertainment. Contemporary style, comfort and freedom all in one! RV GATE

34908 N Surrey Lane, San Tan Valley

$335,000

3 Beds ⋅ 2 Baths ⋅ 7102840 MLS ⋅ 1,630 SqFt.

Beautifully updated home, incredible community amenities & so much to enjoy! Discover this inviting 3 bedroom, 2 bath Johnson Ranch home with an open great room for comfortable living. Extensive 2025 upgrades include new roof underlayment, oak laminate flooring, 4.5 inch baseboards & remodeled baths. You'll love the refreshed kitchen featuring newer quartz counters, white cabinets, oversized sink, pull-out drawers & walk-in pantry. The spacious primary suite offers a large walk-in closet & gorgeous marble-look shower. A/C & gas furnace replaced 2022. Enjoy the Johnson Ranch lifestyle with 3 community pools & spas, 300+ acres of recreation & greenbelts, pickleball, tennis, pitch-and-putt golf & more! Why take on renovations when so much has already been done? Come see for yourself!

29084 N Shannon Drive, San Tan Valley

$349,990

3 Beds ⋅ 2 Baths ⋅ 7102838 MLS ⋅ 1,513 SqFt.

This single-story home offers an open floor plan with a split-bedroom layout and beautiful tile flooring throughout the main living areas. A generous great room offers plenty of space for living and dining, while the landscaped backyard and extended covered patio are perfect for entertaining or relaxing outdoors. The kitchen showcases 42-in. upper cabinets, granite countertops and Whirlpool® stainless steel appliances, including a refrigerator. The primary suite features an walk-in closet and connecting bath that includes an oversized garden tub/shower and dual-sink vanity. Additional highlights include energy-efficient low-E windows, 2-in. faux wood blinds, WaterSense®-labeled faucets and ceiling fan prewire in the great room and bedrooms.

6542 E Magnolia Way, San Tan Valley

$360,000

3 Beds ⋅ 3 Baths ⋅ 7102820 MLS ⋅ 2,281 SqFt.

If you are looking for an adorable, immaculate condition home that is move-in ready your search is over. This is it! Located in the beautiful land sought after subdivision of Johnson Ranch in San Tan Valley. The community has lots of green belts and even a golf course. Spotless clean from ceiling to floor the home has great curb appeal, separate living & family rooms, 3 bedrooms, 2.5 baths, and a great loft that could be a game room, theater room, office, or whatever you like. The kitchen has granite countertops, appliances, island with breakfast bar, recessed lighting, and upgraded maple cabinetry. Low maintenance landscaping in the front & back yards and plenty of space there to relax, play, or entertain. Great schools nearby and you'll be close to shopping, restaurants, and more.

956 E Canyon Rock Road, San Tan Valley

$1,150,000

6 Beds ⋅ 5 Baths ⋅ 7102782 MLS ⋅ 4,181 SqFt.

Mountain views and room to spread out define this 6-bedroom, 5-bath home on 1.25 acres. A formal living room, family room with fireplace, bonus/game room and loft provide ample space for gathering, recreation and everyday living. The kitchen features white cabinetry, contrasting island, granite counters and a statement range hood, with an adjacent dining area. The primary retreat offers a private balcony, separate tub and shower, and dual sinks. Outside, enjoy a covered patio with fireplace, basketball court, landscaped grounds and a dramatic desert mountain backdrop. A 4-car garage adds generous parking and storage. Located in Chandler Heights Ranches near the San Tan Mountains, this property pairs expansive indoor and outdoor spaces with access to area shopping, dining and recreation.

3120 W Hooper Trail, San Tan Valley

$569,900

4 Beds ⋅ 3 Baths ⋅ 7102710 MLS ⋅ 2,817 SqFt.

House for sale in Circle Cross Ranch in San Tan Valley with 4 bedrooms, 3 full bathrooms and a loft. This home sits on a premium lot with no direct neighbors behind, mountain views, and a backyard with a heated pool! This unique floor plan offers the convenience of single level living with the bonus of a private upstairs retreat. The main level features the primary suite, two additional bedrooms, two bathrooms, a formal dining room, and an open concept great room. Upstairs, you'll find a spacious loft, the fourth bedroom, and a full bathroom, perfect for guests, a home office, or a separate living space. The kitchen features granite countertops, a large island with a breakfast bar, custom tile backsplash, stainless steel appliances, a 5 burner gas cooktop, a large walk in pantry, and plenty of cabinet and counter space. The spacious primary suite includes a walk in closet, dual vanities, and a huge walk in shower with a rain shower head. Plantation shutters throughout add another beautiful finishing touch. The backyard feels like an oasis featuring a heated PebbleTec pool with a waterfall, a covered patio, custom shade sails, and beautiful landscaping! The pool's electric heat pump can also cool the water during those hot Arizona summers. Why buy new construction with a dirt backyard when you can have a beautifully landscaped backyard with a pool already in place? Additional features include a 3 car garage with an extended depth bay, RV gate with paved access, garage storage room, backyard storage shed, and hookups for a future hot tub and outdoor BBQ. Located in Circle Cross Ranch near the Queen Creek border, you'll enjoy convenient access to shopping, dining, Costco, the Queen Creek Olive Mill, and the Loop 24 freeway extension. Don't miss the opportunity to own a home in a great location with a premium lot, a functional floor plan, and a backyard that's already done and ready to enjoy!

808 W Brangus Way, San Tan Valley

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