San Tan Valley is in northern Pinal County, south of Queen Creek and the San Tan Mountains. The Town of San Tan Valley became Arizona’s 92nd municipality on September 17, 2025, with services moving over from Pinal County starting July 1, 2026 (Pinal County; League of Arizona Cities and Towns). This guide covers the area, school resources, commute, things to do, Pegasus Airpark and a sourced market snapshot.
Lifestyle in San Tan Valley
The 2020 Census counted 99,894 people in what was then the San Tan Valley CDP, on 75.80 square miles of land. About 82.2% of occupied homes are owner-occupied, the median value of owner-occupied homes is $410,100 and the median gross rent is $2,085 (2020–2024 American Community Survey, Census QuickFacts).
The Census figures below were collected before incorporation, when San Tan Valley was a Census Designated Place.
Map of San Tan Valley, Arizona
View San Tan Valley on OpenStreetMap
The green outline shows San Tan Valley’s incorporated boundary from the U.S. Census Bureau (TIGERweb Incorporated Places, GEOID 0464210, retrieved Oct 30 2026). Boundaries change with annexations; confirm a specific address with the town. Map data © OpenStreetMap contributors.
San Tan Valley Neighborhoods and Areas
Here are the main types of areas buyers ask us about. Every buyer’s needs are different, so we’ll help you compare specific homes, HOAs and commutes.
- Johnson Ranch, San Tan Heights, Copper Basin, Pecan Creek and other master-planned communities. Many neighborhoods have their own HOA, parks and amenities.
- Larger-lot areas. Some parts of the town have bigger parcels and fewer HOA rules.
- Pegasus Airpark. A gated fly-in community with taxiway access to a private runway (see below).
Schools
Public school assignments depend on the exact address. Districts serving the area include:
- Florence Unified School District
- J.O. Combs Unified School District
- Queen Creek Unified School District
You can confirm the district for a specific address with the Pinal County School Superintendent. The Arizona Department of Education’s AZ School Report Cards site has official data on public district and charter schools. Boundaries and enrollment policies change, so always confirm with the district before you write an offer.
Commute and Getting Around
State Route 24 and Hunt Highway connect San Tan Valley toward the Loop 202 and the rest of the East Valley. The Census mean travel time to work for San Tan Valley residents is 36.4 minutes (2020–2024 ACS, QuickFacts).
Airports In and Near San Tan Valley
We did not find a public-use airport inside the Town of San Tan Valley’s Census boundary. Pegasus Airpark is the area’s private airfield, and airports serving the town include:
- Pegasus Airpark (5AZ3), San Tan Valley area. Privately owned, private use, 5,124-foot paved runway; permission is required before landing (FAA record via AirNav: 5AZ3).
- Mesa Gateway Airport (IWA), southeast Mesa. Public use, owned by the Mesa Gateway Airport Authority, with a control tower and commercial airline service (FAA record via AirNav: IWA; airport website).
- Chandler Municipal Airport (CHD), Chandler. Public-use general aviation airport owned by the City of Chandler, with a control tower (FAA record via AirNav: CHD).
- Stellar Airpark (P19), within Chandler city limits. Privately owned and open to public use; no control tower (FAA record via AirNav: P19).
- Phoenix Sky Harbor International Airport (PHX), Phoenix. Public use, owned by the City of Phoenix; the region’s main commercial airport (FAA record via AirNav: PHX; airport website).
Airport details come from FAA records (via AirNav) and official airport sites, checked Oct 30 2026. Confirm current operations with the airport.
Residential Airparks and Fly-In Communities
San Tan Valley is home to one of the East Valley’s fly-in communities:
- Pegasus Airpark (5AZ3), San Tan Valley area. The flight association describes a 5,100-foot paved runway inside a gated residential community where homes sit on one-acre lots with taxiway access (Pegasus Airpark Flight Association). The FAA record lists it as privately owned and private use, with a 5,124-foot runway (FAA record via AirNav: 5AZ3).
Hangar homes and taxiway access come with HOA, association and runway rules, and not every hangar is approved for living space. Check the CC&Rs, association documents and local permits for the specific property before you buy.
Things to Do in San Tan Valley
- San Tan Mountain Regional Park. Desert trails on the town’s northern edge.
- Queen Creek Olive Mill and Schnepf Farms. Agritourism stops in neighboring Queen Creek.
Popular Restaurants in San Tan Valley
San Tan Valley does not yet publish an official restaurant list. These are in neighboring Queen Creek, from the Town of Queen Creek’s tourism guide. Source: Visit Queen Creek (Town of Queen Creek): Eat.
Over Easy. Breakfast and lunch, with a location on N. Gantzel Rd.- Thai Chili 2 Go. Thai dishes on W. Combs Rd.
- Queen Creek BBQ Co.. Barbecue on S. Ellsworth Rd.
- Old Ellsworth Brewing Company. A brewery and restaurant on S. Ellsworth Rd.
- Someburros. Mexican food, with a Queen Creek location.
Hours, menus and locations change, so check each restaurant’s website before you go. Listing here is not an endorsement or a paid placement.
San Tan Valley Market Snapshot: Greater Phoenix Metro Data
These are the most recent published figures, each with its source and date. Nothing has been estimated. The ARMLS numbers below cover the whole Greater Phoenix metro. They are not San Tan Valley-only figures.
Greater Phoenix metro (ARMLS), September 2026, from the ARMLS STAT report, published October 6, 2026:
| Greater Phoenix metro (ARMLS), September 2026 | Value |
|---|---|
| Median sales price | $450,000 (0.00% vs. September 2025) |
| Average sales price | $586,246 (+1.97% vs. September 2025) |
| Median price per sq. ft., sold listings | $251.50 |
| Sold listings | 5,672 (−6.76% vs. September 2025) |
| New listings | 9,350 (+3.08% vs. September 2025) |
| Active listings (excluding UCB/CCBS) | 25,251 (+4.38% vs. September 2025) |
| Under contract (Pending/UCB/CCBS) | 6,057 (−10.28% vs. September 2025) |
| Months of supply | 4.45 (3.98 in September 2025) |
| Median days on market | 63 (66 in September 2025) |
ARMLS® COPYRIGHT 2026.
Market balance (Greater Phoenix metro). The Cromford Market Index for the whole Greater Phoenix market was 69.9 on October 21, 2026. That is its first reading below 70 since March 12, 2009, and readings under 90 favor buyers (The Cromford Report, Oct 22, 2026). For the monthly period ending October 15, the median sales price per square foot across all areas was $250.34 (The Cromford Report, Oct 16, 2026).
San Tan Valley (Census figures for the former CDP) (Census). The Census median value of owner-occupied homes is $410,100. That figure comes from the 2020–2024 ACS and is based on owners’ estimates, not closed sales (QuickFacts).
Local figures are available on request. Call 602-603-5555.
What is your San Tan Valley home worth today?
San Tan Valley Real Estate FAQ
What is the median home price in San Tan Valley right now?
ARMLS STAT reports only metro-wide figures: a $450,000 median sales price for September 2026, unchanged from a year earlier. It does not break out San Tan Valley. The Census Bureau’s 2020–2024 median value of owner-occupied homes in San Tan Valley is $410,100, which is based on owner estimates. For current numbers in your neighborhood, ask AZCO Properties for a comparative market analysis.
Which school district serves a San Tan Valley address?
It depends on the address. Depending on the address, public schools may be part of the Florence, J.O. Combs or Queen Creek unified districts. Confirm with the district and review official data on AZ School Report Cards from the Arizona Department of Education.
Is San Tan Valley a buyer’s market right now?
Metro-wide data leans toward buyers. The Cromford Market Index for Greater Phoenix was 69.9 on October 21, 2026, and readings below 90 favor buyers. ARMLS showed 4.45 months of supply in September 2026, up from 3.98 a year earlier. Local conditions vary by price range and area.
Are there airports or airparks near San Tan Valley?
Airports serving the area include Pegasus Airpark (5AZ3), Mesa Gateway Airport (IWA), Chandler Municipal Airport (CHD). The nearest residential fly-in communities we verified include Pegasus Airpark (5AZ3), San Tan Valley area. Details are from FAA records via AirNav, checked Oct 30 2026.
How can I find out what my San Tan Valley home is worth?
Request a free home value estimate at azcoproperties.com/home-value/ or call AZCO Properties at 602-603-5555. Christian Broadwell, Designated Broker, has 23 years of Arizona experience.
Nearby Communities
Comparing areas? See our guides to nearby communities:
Ready to Make a Move in San Tan Valley?
Whether you’re buying your first home, moving up, relocating to Arizona or selling a home you’ve owned for years, I’ll give you clear answers backed by real data. Get your free home value estimate or call 602-603-5555 to talk with AZCO Properties.
Helpful AZCO Properties Resources
AZCO Properties | Christian Broadwell, Designated Broker | 4012 E Thistle Landing Dr, Phoenix, AZ 85044 | 602-603-5555. AZCO Properties supports the Fair Housing Act and the Equal Opportunity Act. Equal Housing Opportunity. Market data is provided for general information only and is not a guarantee of value; ARMLS® COPYRIGHT 2026. School information is not guaranteed; verify boundaries and enrollment with the school district.