Southeast of Phoenix, growing exurb with area-low home prices
About 46 miles from Phoenix and named for the nearby San Tan Mountains, the San Tan Valley offers 21st-century homes at lower prices than neighboring cities. Still semi-rural, the community relied on farming and ranching for more than 1,200 years, until the late 20th century. “In the early 2000s, the housing boom was taking over the area, with large tracts of former farmland being swallowed up,” says Kathy Hansen, a real estate agent with Superlative Realty and over 10 years of experience. “It is still one of the only East Valley areas where you'll find cattle grazing next to a full tract home development, and floor-irrigated pastureland next to the grocery store.” Today, San Tan Valley is home to nearly 100,000 residents and a budding commercial scene, but locals still enjoy a small-town feel. “The sense of community here is strong,” says Robinette Salkeld Adams, a Realtor with Keller Williams Integrity First Realty and a San Tan Valley resident.
Healthcare and retail are major industries in the San Tan Valley area. Many workers commute north to Phoenix-area cities like Gilbert or Chandler, about 25 miles away.
Immerse yourself in the rugged beauty of Arizona's landscape at San Tan Mountain Regional Park.
Skyline Ranch homes vary by size and amenities, ranging from $325,000 to $850,000.
Neighborhoods in San Tan Valley are expanding to accommodate its growing population.
Banner Medical is a large employer in the city of San Tan Valley.
1/4
21st-century housing in planned neighborhoods
The average home price in San Tan Valley is about $485,000, compared to $745,000 in both Gilbert and Queen Creek. San Tan Valley’s new traditional homes have been built between 2000 and the 2020s in master-planned neighborhoods; some communities, like San Tan Heights, have shared amenities, like clubhouses and pools. Depending on the subdivision, homes here generally have Spanish-or Craftsman-inspired elements, like clay-tiled roofs or painted-wood trim. Attached garages and open floor plans are typical, and private pools can raise a home’s value. On the outskirts of San Tan Valley, homes are often custom-built and set on multi-acre lots with sweeping views of the surrounding desert mountain landscape.
Homes near the Phoenix-Mesa Gateway Airport typically range from $500,000 to $800,000.
Some homes in Superstition Vistas are Spanish-inspired with a modern twist.
Charming Craftsman-inspired homes can be found in San Tan Valley.
Modern custom homes can be seen right at the base of San Tan Mountain.
1/4
San Tan Valley public schools prepare students for the future
San Tan Valley is part of the J.O. Combs Unified and Florence Unified school districts, both rated B-minus overall by Niche. At the latter, high school students may pursue their interests in career and technical education programs, like dental assisting, welding and robotics. Florence Unified School District also offers dual-enrollment courses for college credit at Central Arizona College.
Explore the San Tan Mountains and beyond
Surrounded by scenic mountain views, the 10,000-acre San Tan Mountain Regional Park offers miles of dirt-packed trails for hiking, biking and horseback riding. The park’s also popular for wildlife viewing, and locals may spot native animals like black-tailed jackrabbits, white-winged doves or even a cactus wren perched atop a towering Saguaro cactus. “It's the perfect place to unwind and connect with the great outdoors,” Salkeld Adams says. The 18-hole course at the San Tan Highlands Golf Club is a rolling stretch of cacti-dotted green in the middle of the Sonoran Desert.
Experience the changing colors of the desert sky at San Tan Mountain Regional Park.
Multiple trails are accessible at San Tan Mountain Regional Park.
San Tan Mountain Regional Park has trails for hikers, bikers and horseback riders.
Golf enthusiasts from Skyline Ranch find their haven at San Tan Highlands Golf Club.
1/4
Shopping and dining plazas along Hunt Highway
As San Tan Valley continues to grow, new restaurants and businesses are opening each year. Most of the area’s shopping and dining are found in commercial plazas and strip malls along Hunt Highway, and generally consist of casual dining chains, fast-food restaurants, grocery stores and big-box retail. The Shops at Copperbasin is a highlight, offering a mix of national chains and locally owned businesses, including medical offices and beauty services. “There are great options for fast-casual dining, but if you’re looking for that date night experience, you might have to travel a little further,” Carlson says. For fresh produce and artisan-made crafts, the San Tan Valley Farmers Market is held on the second Saturday of every month.
Along Hunt Highway in San Tan Valley are busy plazas with shops and restaurants.
Moreno's Mexican Grill San Tan Valley serves south-of-the-border eats.
Fry's is the nearest grocery store that is accessible from the Johnson Ranch neighborhood.
Immerse yourself in the aroma of freshly brewed coffee at the Starbucks in San Tan Heights.
1/4
Agricultural roots and local events
Although its population has boomed, San Tan Valley maintains its rustic charm as a community with an agricultural past. “The sweet thing about San Tan Valley is that there's still rich rural history and appreciation,” Hansen says. “You can still follow the lights to the local Thursday night roping at a private arena or to the football field at the high school.” Rattlesnake Arena is the local spot for rodeos and horse roping events, while the San Tan Valley Veteran Center hosts weekly bingo on Sundays. Community gatherings are also held at the San Tan Valley Library, like craft sessions, book clubs/readings and even yoga. For a night out, San Tan Flat, an Old West-inspired steakhouse, draws a crowd with live country music five nights a week. Less than 5 miles away in Queen Creek, Schnepf Farm is a popular attraction with carnival rides on its property, and food stands selling products like homemade jam and locally produced honey.
Discover diverse wildlife and flora on a hike through San Tan Mountain Regional Park.
San Tan Foothills High School is a beacon of academic and athletic excellence.
San Tan Flat is an American eatery and bar in Queen Creek.
Skyline Ranch boasts award winning olive oil to for locals to buy.
1/4
Getting around from San Tan Valley
Hunt Highway leads about 10 miles to Route 202, which grants easy access around the Phoenix metro area; employment hubs, like Gilbert and Chandler, are 30 to 60 minutes away during rush hour. “You’re driving a car here,” Carlson says. “There’s not really any public transportation.” However, many local streets are lined with bike lanes. Banner Ironwood Medical Center is about 3 miles away in Queen Creek, and Phoenix Sky Harbor International Airport is 40 miles away.
Crime, environmental concerns and living in an unincorporated area
San Tan Valley doesn’t have its own police department, but the Pinal County Sheriff’s Office responds to emergency calls. According to the FBI’s Crime Data Explorer, the number of violent- and property-related crimes reported to the sheriff's office decreased by 52% between 2013 and 2023, from nearly 3,600 incidents to about 1,700. Between 2018 and 2023, about 83% of these incidents were property-related, compared to 80% nationally.
Since San Tan Valley is an unincorporated community, there are limited public utilities and service options. San Tan Valley’s water is supplied by EPCOR San Tan Water, a private company, and homeowners must pay an annual fee, depending on the property, to be serviced by the Rural Metro Fire Department. Residents may still call 911 for fires, but they will be billed for services received. Extreme heat and wildfires are ongoing environmental concerns here. Summer temperatures regularly top 100 degrees, so air-conditioning is a must. There haven’t been any recent wildfires in San Tan Valley, but locals are encouraged to sign up for the Pinal Emergency Notification System to receive alerts.
As a creative marketing strategist and passionate negotiator, William Lewis helps discerning connoisseurs access Arizona's most sought-after keys. With two decades in the business, William’s clientele includes: International Investors, Professional Athletes, Business Executives, Foreign Nationals, and Entertainment Personalities.
“William Lewis Helps Discerning Connoisseurs Access Arizona's Most Sought-After Keys.”
You will enjoy a transcending real estate representation via deep local connections, world-class creative branding, and William Luxury Homes’ niche squad of pros. Due to a competitive attitude and deep knowledge of the real estate market, William Lewis’ passion and energy are respected throughout the industry. And that opens doors.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
