One name, a lot of ground
San Tan Valley is in northern Pinal County, between Queen Creek to the north and Florence to the south, with San Tan Mountain Regional Park to the west. The 2020 census counted 99,894 residents across about 76 square miles. Voters approved incorporation as a town in August 2025, and the Maricopa Association of Governments records the town as incorporated on September 17, 2025. For a homeowner, that means rules about permits, records and services can differ by address, so a title company is the right source to confirm what applies to yours.
Much of the area is made up of planned communities that were developed in waves starting in the early 2000s. That is why so many homes share floor plans, finishes and ages. It also explains why comparison shopping is so easy for buyers and so unforgiving for sellers. Our overview of why listings expire explains how that plays into pricing.
ZIP codes in our focus
Our focus is 85140, 85143 and 85144. Some homes toward the Florence line carry Florence mailing addresses, which is covered on the Magic Ranch page.
The four communities we write about
Johnson Ranch
A large master-planned community near the foothills of the San Tan Mountains with many subdivisions and shared amenities. See what makes Johnson Ranch listings different.
Pecan Creek
A production-built area on the north side with northern and southern sections and widely varying dues. Read about Pecan Creek homes and expired listings.
Copper Basin
An 847-acre community organized around a large park, a YMCA and a school. The page on selling in Copper Basin after a failed listing has the details.
Magic Ranch
A southern area where addresses often read Florence. Our note on Magic Ranch listings and city names explains why that matters.
How to use these neighborhood notes
Each community page does the same job: it explains who tends to shop there, what the housing stock looks like, what buyers push back on, and what questions to ask before relisting. None of it replaces the actual comparable sales for your block, which only a current agent or a local appraiser can pull.
We cite public listing and reference sites for sizes, ages, dues and amenities, and we say when the sources disagree. HOA fees change, and builders and years vary by phase. Always confirm any figure for your own address with your association, your title company or the school district before relying on it.
What the public data says about the town
Public trackers show a median sale price near $420,000, with Resideline reporting about 42 days from listing to contract for sales in the last six months as of August 2026, and Redfin figures reproduced by City-Stats showing about 87 days on market in January 2026. The differences come from definitions and time periods, so use them as a rough guide only.
Drive times and services also shape buying decisions. The town has no public transit service, so commuting is by car, and policing is by the Pinal County Sheriff's Office with fire service from Rural Metro, according to the town's public reference entries. Buyers weigh these facts, and so should you when thinking about how your home looks to someone relocating from elsewhere.
If your community is not listed, get in touch anyway. Or compare your options on the page about what to do after an expired listing.