Arizona buyer question
Is San Tan Valley a city?
For years San Tan Valley was an unincorporated community. Here's what changed, and what it means when you're buying a home there.
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The short answer
Quick answer: San Tan Valley is now an incorporated town, not a city. After a 2025 incorporation election called by Pinal County, the Town of San Tan Valley took effect July 1, 2026, with its own council and town code. It's in Pinal County, which still assesses and collects property taxes. Census data may still list it as a CDP.
Source: Pinal County, incorporation election news flash (May 2, 2025); Town Code of San Tan Valley (May 29, 2026) (retrieved November 3, 2026). Last updated .
Town or city: what's the difference?
Arizona law lets communities incorporate as a city or a town (A.R.S. §9-101). San Tan Valley chose the town form. Its town code names it the Town of San Tan Valley, Arizona, a municipal corporation, with a council-manager form of government. For a buyer, "town" and "city" work much the same way: a local government with its own council, budget and services.
Timeline
- May 2025: the Pinal County Board of Supervisors called an incorporation election for August 5, 2025. The county said San Tan Valley would be the largest area by population ever to incorporate in Arizona.
- July 1, 2026: the date the county said the town would officially take effect if voters approved.
- Today: the Town of San Tan Valley runs its own website, council meetings, town code and permits.
Why some sources still call it a CDP
The Census Bureau publishes Census Designated Places, statistical areas for settled communities that aren't incorporated. Census survey data released before the town took effect still lists San Tan Valley as a CDP, and its boundary may not match the town's. Our San Tan Valley page uses those Census figures.
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Opens a third-party home search site. Payments shown there are estimates to help you search, not a loan offer or rate quote. Your actual payment depends on price, down payment, credit, taxes, insurance, HOA, and loan program.
What it means when you buy
Property taxes still come from Pinal County
The Pinal County Treasurer bills and collects property taxes for every taxing authority, and each city, town, school district and special district sets its own rate. Look up the parcel's tax area code through the Pinal County Assessor and read the current bill line by line rather than assuming. First-half taxes are due October 1 and delinquent after November 1; second-half taxes are due March 1 and delinquent after May 1. See when property taxes are due.
Fire service is a separate cost to ask about
The town says law enforcement and fire and rescue come through partnerships with the Pinal County Sheriff's Office and Rural Metro Fire. Rural Metro is a non-governmental service funded by annual memberships in unincorporated areas, and the Treasurer notes that the Fire District Assistance Tax on Pinal bills does not pay for fire protection. Ask the seller and Rural Metro how service and any membership work for the address, and add any cost to your monthly budget.
Check the address, not just the name
Some homes with a San Tan Valley mailing address may sit outside town limits. Use the town's maps or ask your agent and title company which jurisdiction a parcel is in, because that decides which rules, permits and tax lines apply. Some newer neighborhoods also carry HOA dues or a special district fee.
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Related: San Tan Valley home buying guide · Queen Creek · Florence · Pinal County loan limits · more questions.
General information. Boundaries, services and tax rates change; confirm them for the specific parcel with the Town of San Tan Valley, the Pinal County Assessor and Treasurer, and your title company.
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Create your free account to see all homes for sale that fit the monthly payment you're comfortable with, each with its actual property taxes, HOA dues, estimated homeowners insurance, and mortgage insurance when it applies, plus its own estimated closing costs and APR disclosure.
Opens a third-party home search site. Payments shown there are estimates to help you search, not a loan offer or rate quote. Your actual payment depends on price, down payment, credit, taxes, insurance, HOA, and loan program.
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Sources
- Pinal County, news flash: Board of Supervisors calls San Tan Valley incorporation election (posted May 2, 2025) (retrieved November 3, 2026)
- Town of San Tan Valley, official website (retrieved November 3, 2026)
- Town Code of San Tan Valley, Arizona (May 29, 2026), Chapter 1 (municipal corporation) and Chapter 2 (council-manager government) (retrieved November 3, 2026)
- Town of San Tan Valley, Emergency Services (Pinal County Sheriff's Office and Rural Metro Fire partnership) (retrieved November 3, 2026)
- Pinal County Treasurer, Frequently Asked Questions (taxing authorities, fire district assistance tax, due dates) (retrieved November 3, 2026)
- Rural Metro Fire, Central Arizona (non-governmental fire service funded by annual memberships in unincorporated Maricopa and Pinal counties) (retrieved November 3, 2026)
- U.S. Census Bureau, Census Designated Places (CDPs) (retrieved November 3, 2026)
- Arizona Revised Statutes §9-101 (incorporation of cities and towns) (retrieved November 3, 2026)
Frequently asked questions
Is San Tan Valley incorporated?
Yes. It is now the Town of San Tan Valley, a municipal corporation in Pinal County. Pinal County said the town would take effect July 1, 2026, following the August 5, 2025 incorporation election.
Is San Tan Valley a city or a town?
A town. Its town code names it the Town of San Tan Valley, Arizona, with a council-manager form of government.
What county is San Tan Valley in?
Pinal County. The Pinal County Assessor values property, and the Pinal County Treasurer bills and collects property taxes.
Who provides fire service in San Tan Valley?
The town says fire and rescue come through a partnership with Rural Metro Fire, and law enforcement through the Pinal County Sheriff's Office. Ask how service and any membership work for the address.
Why does the Census call San Tan Valley a CDP?
Census Designated Places are statistical areas for unincorporated communities. Census data released before the town took effect still uses that label.