Population and size
The 2020 census counted 99,894 residents in about 76 square miles, according to Wikipedia. That makes it among the larger places in Arizona to take this step.
Incorporation explainer
Selling a house in the new Town of San Tan Valley
Until 2025, San Tan Valley was an unincorporated part of Pinal County. Then voters chose to become a town. Here is what we could verify, and what you should confirm yourself.
- Direct buyer, your details stay with us
- Bought as-is, no repairs asked
- Free to ask, free to say no
- Written offer before you sign
- San Tan Valley only
What happened in 2025
San Tan Valley voters approved Proposition 495 in August 2025 to incorporate as a town. Early returns showed about two-thirds in favor. Pinal County then recognized the incorporation in September 2025 and named an inaugural town council. The county said it would keep providing services through June 30, 2026, with the town taking over afterward.
That timeline comes from news reports and county notices as we found them. Details of the handover may have changed, so please check directly with the Town of San Tan Valley and Pinal County before you rely on it. We try to be careful here, because a wrong guess about permits or code enforcement can slow a sale.
Who runs what
County services were scheduled to continue through mid-2026. Which office handles permits, code enforcement or records for your address now is a question for the town and county.
Taxes and fees
Incorporation can change local taxes and fees over time. We do not give tax advice, and a tax professional can speak to your own situation.
What this means for sellers
For most homeowners the sale itself works the same way. A title company still handles the closing, the county recorder still records the deed, and your association still provides its resale package. What might change is the office you call about open permits, code complaints or zoning on your lot.
If your house has an open permit or a code notice, resolve it or tell us early. We cover related situations on our repairs page and our HOA page.
Open permits
Ask the town and the county which one holds the record for your permit.
Code notices
If you received a notice before or after the change, keep a copy and share it with us.
Legal descriptions
Your address may now read differently in some records. The title company will reconcile it.
Questions about your address?
Send the address and tell us what is going on. We read every request, and a no thank you costs you nothing.
Questions worth asking the town or county
If you are selling soon, a short call or email to the right office can save weeks. These are the questions we would ask on your behalf, in the order they tend to matter.
Which office holds my permit file?
Pull the permit number from your closing documents or inspection report and ask where the record lives now.
Is my address inside the town limits?
Some addresses carry a Queen Creek or Florence mailing name but sit in a different jurisdiction.
Is there an open code or zoning matter?
If so, ask what closing it would require, and share the answer with us.
Where to read more
Our guides to Johnson Ranch, Copper Basin and Pecan Creek describe individual communities. For the process itself, see the how-it-works page.
Official sources
The Town of San Tan Valley and Pinal County publish notices on their own websites. Treat those as the authority over anything we write.
Town incorporation questions
Is San Tan Valley now a town?
Voters approved incorporation in August 2025 and Pinal County recognized it in September 2025. Confirm current service arrangements with the town.
Does incorporation change how I sell?
The closing process is largely the same. Permit and code questions may go to a different office.
Will you buy a house with an open permit?
Often yes. Tell us the details and we will price in what is needed.