Home / San Tan Valley
Tyler Kane appraises San Tan Valley homes (85140, 85142, 85143, 85144) for purchases, refinances, PMI removal, FHA, divorce, estates and pre listing, from north Phoenix (ZIP 85029). Enter the address above for a fee quote.
Enter the address for a no obligation quote. Tyler usually replies within one business day.
Plat era and lot type decide most San Tan Valley comps, and the town line now matters too. Voters approved Proposition 495 on August 5, 2025, and Pinal County recognized the town that September 17. Its incorporation area is about 46 square miles against the 75.8 square mile census place, so many San Tan Valley addresses remain unincorporated.
Redfin's median sale price was $426,949 for the three months ending August 2026, up 1.1 percent, with homes taking a median 69 days to sell. That's well under Pinal County's 2026 FHA limit of $557,750 (homebuyer.com).
Each name below is a recorded plat in the Town of San Tan Valley's own subdivision map, which is how it was placed inside the town; plat years and lot counts come from that map.
Johnson Ranch runs along Hunt Highway from the town's south edge, in more than 50 numbered units platted mostly from 2001 to 2007. An 18 hole course sits at its center, and Solera, a gated 55 plus section, lies inside it. Course lots, Solera and plain tract units each get their own comp set.
On the town's west side, toward the San Tan Mountains, San Tan Heights was recorded from 2004 on as lettered parcels, A through L, with numbered A and C subparcels. Each parcel has its own plat and lot count, so Tyler pulls sales from the same parcel before widening to the rest of the community.
Copper Basin fills the town's south edge east of Johnson Ranch; Units 1, 2 and 4 were accepted in 2003 and 2004. Homes.com describes mostly three bedroom stucco homes of about 1,300 to 1,700 square feet and says HOA dues include a YMCA membership, so each comp's dues get read.
This 119 lot plat north of Bella Vista Farms covers well over an acre per lot, gross, on the town's subdivision map. Homes.com describes acre plus ranch homes here with horse stalls and corrals. Usable land and the horse setup carry the value, so the tract sales a mile away are a poor fit.
Accepted in 1963 with 525 lots, this is one of the oldest plats inside the town, on the east side next to Quail Hollow (1961). Plats from the 2000s surround it and make weak comps for its homes. Tyler looks first for sales inside the old plat, then in other early plats close by.
North of Skyline Ranch and east of Morning Sun Farms, Circle Cross Ranch was recorded as more than 20 numbered parcels, with plats accepted from 2004 into 2007. Parcels range from 68 to 265 lots. Sales from the same parcel come first, then the nearest parcels, before the search moves to other communities.
East of Ironwood Drive and north of Combs Road, Pecan Creek North was recorded as eight parcels in 2004 and 2005, with the six units of Pecan Creek South just below it. The two were platted as separate projects, so Tyler confirms which association governs the house before choosing comps.
J.O. Combs Unified and Florence Unified both serve San Tan Valley, and Tyler confirms the district from the parcel record. A home backing open desert toward San Tan Mountain Regional Park, west of town (Wikipedia), is compared with others that do.
Tyler's 2025 reports averaged 5.9 days, and 100 percent arrived on or before the promised date.
Check the parcel, not the mailing address: 85140 and 85143 homes can sit in the town, unincorporated Pinal County, Queen Creek or Florence.
Each quote depends on the address and the report needed; there's no posted fee.
By matched sales of course lots and interior lots in the same units, and the report claims no premium those sales don't show.
Other Solera sales come first, since it's a gated, age restricted Del Webb section of 727 homes built 2004 to 2008 (55places).
Send the address and the reason for the appraisal. Tyler usually replies within one business day with a fee quote and the next inspection date.