1921 W Vineyard Plains Dr · San Tan Valley, AZ 85144

$369,799

3 bd · 2.5 ba · 2,169 sqft · SingleFamily public records · 44 Days on market

Built 2004 5,170 sqft lot $170/sqft · 13% below area Est $427k · 13% under $76/mo HOA · 4% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +13.5/15.0
• Appreciation +10.0/10.0
• Cash flow +6.2/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• 1% rule +0.6/10.0
• DSCR +0.5/10.0

Listing remarks MLS

3 BDRM + LOFT, 2.5 BATH, 2,199 SQ. FT. HOME. VAULTED CEILINGS, APPLIANCES, OAK CABINETS, PANTRY & ISLAND IN KITCHEN, NEUTRAL COLORS THROUGHOUT, TILE IN ALL THE RIGHT PLACES. FRONT LANDSCAPING IS INCLUDED. PLENTY OF ROOM IN BACK FOR POOL & SPA. MASTER BEDROOM SPLIT WITH ALL BEDROOMS UPSTAIRS + LOFT. VIRGO MODEL #3, MONTALBANO HOMES. NEAR NICELY LANDSCAPED GREENBELT IN SUBDIVISION. LOCATED IN A FAST GROWING AREA OF QUEEN CREEK. DON'T MISS OUT ON THIS ONE. BUY NOW & MOVE IN! NO NEED TO BE WAITING FOR THE BUILDERS.

Key facts

• Wood look flooring
• Mosaic backsplash
• Covered patio

Tags

• TWO STORY HOME
• WOOD LOOK FLOORING
• MOSAIC BACKSPLASH
• CENTER ISLAND
• COVERED PATIO

Property features AI

Finance

• HOA & community: Homeowners association with a $76 monthly fee; HOA fee includes grounds maintenance

Exterior

• Parking: 2 covered parking spaces; 2-car garage
• Utilities: Public sewer; Private water company
• Home design: Single-family residence; Fee simple ownership
• Construction: Stucco and wood-frame construction; Tile roof
• Exterior features: Block fencing; Sprinklers in front yard; Natural desert landscaping in back yard; City-maintained road; Mountain views

Interior

• Kitchen: Kitchen island; Laminate countertops; Pantry
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High-speed internet; Double vanities; Upstairs living area; Eat-in kitchen; Vaulted ceilings; Kitchen island; Pantry; Full bathroom in primary bedroom; Laminate counters; Dual-pane windows; Bath lever faucets
• Laundry & utility: Inside laundry; Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-677 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (32.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (44.5% below list).
• Recommended offer: $205k (44.5% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 3.2% in San Tan Valley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 54/100 on livability (#282 in AZ) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B+; Watch: crime D+, amenities F, commute F.
• Florence Unified School District (4437) (rural): math 16% / reading 24% proficiency, ranked #178 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: San Tan Heights Elementary (math 15% / reading 20%, grade F, #803 of 1,109 statewide, top 73%, 668 students, 55% FRL); San Tan Foothills High School (math 12% / reading 17%, grade F, #267 of 381 statewide, top 72%, 824 students, 41% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 475 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $37k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $84k; list at $370k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,382 (44.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.56% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.84%
• DSCR: 0.65
• GRM: 15.0

CMA / ARV

• ARV (median comp): $426,799
• List price: $369,799
• Delta: -13.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33656 N Windmill Run	0.28mi	3/2.5	2,280 (+5%)	0mo	$440,000	$193	78
1831 W Desert Seasons Dr	0.35mi	4/2.5 (+1)	2,321 (+7%)	0mo	$337,500	$145	67
2015 W Olivia Dr	0.25mi	3/2.0	1,887 (-13%)	2mo	$422,500	$224	63
2330 W Hayden Peak Dr	0.45mi	4/2.5 (+1)	2,011 (-7%)	0mo	$338,000	$168	62
2828 W Patagonia Ct	0.68mi	3/3.0	2,230 (+3%)	3mo	$406,601	$182	59
2408 W Allens Peak Dr	0.51mi	4/2.5 (+1)	2,011 (-7%)	2mo	$380,000	$189	57
2391 W Allens Peak Dr	0.53mi	4/2.5 (+1)	2,010 (-7%)	2mo	$355,000	$177	56
2057 W Gila Butte Dr	0.62mi	4/3.0 (+1)	2,318 (+7%)	0mo	$570,000	$246	52
2665 W Silver Creek Ln	0.53mi	4/2.0 (+1)	1,929 (-11%)	2mo	$350,000	$181	48
688 W Green Tree Dr	0.73mi	4/2.0 (+1)	2,020 (-7%)	1mo	$364,900	$181	47
867 W Desert Glen Dr	0.63mi	4/2.5 (+1)	2,409 (+11%)	1mo	$457,000	$190	46
951 W Fruit Tree Ln	0.65mi	4/2.5 (+1)	2,443 (+13%)	4mo	$390,000	$160	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.53×
• Total profit: $158,182
• Equity at exit: $333,144

10-year hold

• IRR: 17.4%
• Equity multiple: 5.82×
• Total profit: $499,456
• Equity at exit: $718,438

Cash invested: $103,544 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

ZIP-level market 85144

• Home prices YoY: 7.2%
• Active inventory: 475
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$1,939
• Tax from tax record: −$130 /mo · $1,557/yr
• Insurance: −$154
• HOA: −$76
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-677

Break-even live

Break-even rent $2,910

Max offer price $250,272

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $92,450
• Closing costs: $11,094
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1868 W Desert Seasons Dr San Tan Valley, AZ	4.0	2.0	1678	$1,950	$1.16	20d	1	0.33mi
1814 W Desert Hills Dr San Tan Valley, AZ	4.0	2.0	1541	$1,895	$1.23	43d	1	0.34mi
1847 W Desert Seasons Dr San Tan Valley, AZ	4.0	2.0	1679	$1,695	$1.01	22d	1	0.37mi
1818 W Desert Seasons Dr San Tan Valley, AZ	4.0	2.5	2321	$2,090	$0.90	15d	1	0.37mi
1817 W Desert Seasons Dr San Tan Valley, AZ	4.0	2.5	2470	$1,207	$0.49	20d	1	0.39mi
1168 W Desert Basin Dr San Tan Valley, AZ	4.0	3.0	2049	$1,971	$0.96	43d	1	0.44mi
34437 N Picket Post Dr San Tan Valley, AZ	4.0	3.0	1507	$1,650	$1.09	43d	1	0.45mi
1177 W Desert Glen Dr San Tan Valley, AZ	4.0	2.0	1988	$2,100	$1.06	43d	1	0.45mi
2049 W Gold Mine Way San Tan Valley, AZ	4.0	2.0	1585	$2,085	$1.32	5d	1	0.46mi
33412 N Windmill Run San Tan Valley, AZ	3.0	2.5	2764	$2,595	$0.94	5d	1	0.47mi
2053 W Hayden Peak Dr San Tan Valley, AZ	4.0	3.0	1914	$2,045	$1.07	2d	1	0.49mi
1154 W Oak Tree Ln San Tan Valley, AZ	4.0	2.0	1650	$1,895	$1.15	43d	1	0.51mi
1042 W Desert Basin Dr San Tan Valley, AZ	4.0	2.5	2343	$1,900	$0.81	12d	1	0.51mi
2699 W Camp River Rd San Tan Valley, AZ	3.0	2.0	1766	$1,975	$1.12	43d	1	0.51mi
33082 N Cat Hills Ave San Tan Valley, AZ	3.0	2.0	1704	$1,795	$1.05	18d	1	0.53mi
33082 N Cat Hills Ave San Tan Valley, AZ	3.0	2.0	1703	$1,695	$1.00	5d	1	0.53mi
2029 W Allens Peak Dr San Tan Valley, AZ	4.0	2.0	1685	$1,980	$1.18	2d	1	0.54mi
1238 W Dana Dr San Tan Valley, AZ	4.0	2.0	1910	$2,150	$1.13	24d	1	0.55mi
33053 N North Butte Dr San Tan Valley, AZ	4.0	2.0	1520	$1,985	$1.31	3d	1	0.56mi
2460 W Tanner Ranch Rd San Tan Valley, AZ	4.0	2.0	1520	$1,980	$1.30	2d	1	0.58mi
33856 N Cherry Creek Rd San Tan Valley, AZ	3.0	2.0	1928	$1,850	$0.96	43d	1	0.58mi
1277 W Busa Dr San Tan Valley, AZ	4.0	2.0	2136	$4,000	$1.87	5d	1	0.58mi
1151 W Dana Dr San Tan Valley, AZ	4.0	2.0	1909	$2,399	$1.26	24d	1	0.59mi
33897 N Wash View Rd San Tan Valley, AZ	3.0	2.0	1721	$1,980	$1.15	2d	1	0.61mi
2828 Patagonia Ct Queen Creek, AZ	3.0	2.5	2230	$2,500	$1.12	43d	1	0.65mi
2924 W Allens Peak Dr San Tan Valley, AZ	3.0	2.0	1765	$1,880	$1.07	2d	1	0.69mi
2924 W Allens Peak Dr San Tan Valley, AZ	3.0	2.0	1765	$1,955	$1.11	11d	1	0.69mi
3047 W Dancer Ln San Tan Valley, AZ	3.0	2.0	1454	$1,915	$1.32	43d	1	0.69mi
797 W Agrarian Hills Dr San Tan Valley, AZ	4.0	2.0	2020	$2,025	$1.00	24d	1	0.71mi
3102 W Belle Ave San Tan Valley, AZ	4.0	2.0	1909	$1,900	$1.00	15d	1	0.72mi
3102 W Belle Ave San Tan Valley, AZ	4.0	2.0	1909	$1,900	$1.00	12d	1	0.72mi
819 W Dana Dr San Tan Valley, AZ	4.0	3.0	2066	$1,909	$0.92	43d	1	0.78mi
3194 W Yellow Peak Dr San Tan Valley, AZ	4.0	2.0	1925	$1,908	$0.99	43d	1	0.78mi
880 W Busa Dr San Tan Valley, AZ	3.0	2.5	1905	$1,869	$0.98	15d	1	0.80mi
880 W Busa Dr San Tan Valley, AZ	3.0	2.5	1905	$1,869	$0.98	16d	1	0.80mi
2060 W Goldmine Mountain Dr San Tan Valley, AZ	4.0	2.0	1869	$2,181	$1.17	24d	1	0.81mi
900 W Desert Canyon Dr San Tan Valley, AZ	4.0	2.0	1614	$1,955	$1.21	24d	1	0.84mi
2005 W Aston Dr San Tan Valley, AZ	4.0	1.5	2554	$2,350	$0.92	5d	1	0.84mi
2125 W Goldmine Mountain Dr Unit 1546392P San Tan Valley, AZ	3.0	2.0	1593	$3,899	$2.45	12d	1	0.85mi
2899 W White Canyon Rd San Tan Valley, AZ	3.0	2.0	1981	$1,950	$0.98	2d	1	0.85mi

HOA detail

• Monthly dues: $76 · $912/yr
• Likely covers: landscapingpool

Listing history 32 events

1. 2026-06-18
   days on market $369,799 Active 44 DOM
2. 2026-06-17
   days on market $369,799 Active 43 DOM
3. 2026-06-16
   days on market $369,799 Active 42 DOM
4. 2026-06-15
   days on market $369,799 Active 41 DOM
5. 2026-06-13
   days on market $369,799 Active 39 DOM
6. 2026-06-13
   days on market $369,799 Active 38 DOM
7. 2026-06-09
   days on market $369,799 Active 35 DOM
8. 2026-06-08
   days on market $369,799 Active 34 DOM
9. 2026-06-07
   days on market $369,799 Active 33 DOM
10. 2026-06-04
    days on market $369,799 Active 30 DOM
11. 2026-06-03
    days on market $369,799 Active 29 DOM
12. 2026-06-02
    days on market $369,799 Active 28 DOM
13. 2026-06-01
    days on market $369,799 Active 27 DOM
14. 2026-05-31
    days on market $369,799 Active 26 DOM
15. 2026-05-15
    price $369,799 825-char remark
16. 2026-05-05
    listed $369,999 Active 825-char remark
17. 2011-06-14
    soldstatus $84,000 Closed 528-char remark

    Show marketing remark (528 chars)

    3 BDRM + LOFT, 2.5 BATH, 2,199 SQ. FT. HOME. VAULTED CEILINGS, APPLIANCES, OAK CABINETS, PANTRY & ISLAND IN KITCHEN, NEUTRAL COLORS THROUGHOUT, TILE IN ALL THE RIGHT PLACES. FRONT LANDSCAPING IS INCLUDED. PLENTY OF ROOM IN BACK FOR POOL & SPA. MASTER BEDROOM SPLIT WITH ALL BEDROOMS UPSTAIRS + LOFT. VIRGO MODEL #3, MONTALBANO HOMES. NEAR NICELY LANDSCAPED GREENBELT IN SUBDIVISION. LOCATED IN A FAST GROWING AREA OF QUEEN CREEK. DON'T MISS OUT ON THIS ONE. BUY NOW & MOVE IN! NO NEED TO BE WAITING FOR THE BUILDERS.

18. 2011-04-22
    status Pending 528-char remark

    Show marketing remark (528 chars)

    3 BDRM + LOFT, 2.5 BATH, 2,199 SQ. FT. HOME. VAULTED CEILINGS, APPLIANCES, OAK CABINETS, PANTRY & ISLAND IN KITCHEN, NEUTRAL COLORS THROUGHOUT, TILE IN ALL THE RIGHT PLACES. FRONT LANDSCAPING IS INCLUDED. PLENTY OF ROOM IN BACK FOR POOL & SPA. MASTER BEDROOM SPLIT WITH ALL BEDROOMS UPSTAIRS + LOFT. VIRGO MODEL #3, MONTALBANO HOMES. NEAR NICELY LANDSCAPED GREENBELT IN SUBDIVISION. LOCATED IN A FAST GROWING AREA OF QUEEN CREEK. DON'T MISS OUT ON THIS ONE. BUY NOW & MOVE IN! NO NEED TO BE WAITING FOR THE BUILDERS.

19. 2011-04-01
    listed $82,000 Active 528-char remark

    Show marketing remark (528 chars)

    3 BDRM + LOFT, 2.5 BATH, 2,199 SQ. FT. HOME. VAULTED CEILINGS, APPLIANCES, OAK CABINETS, PANTRY & ISLAND IN KITCHEN, NEUTRAL COLORS THROUGHOUT, TILE IN ALL THE RIGHT PLACES. FRONT LANDSCAPING IS INCLUDED. PLENTY OF ROOM IN BACK FOR POOL & SPA. MASTER BEDROOM SPLIT WITH ALL BEDROOMS UPSTAIRS + LOFT. VIRGO MODEL #3, MONTALBANO HOMES. NEAR NICELY LANDSCAPED GREENBELT IN SUBDIVISION. LOCATED IN A FAST GROWING AREA OF QUEEN CREEK. DON'T MISS OUT ON THIS ONE. BUY NOW & MOVE IN! NO NEED TO BE WAITING FOR THE BUILDERS.

20. 2006-05-10
    soldstatus $305,646
21. 2006-04-28
    soldstatus $305,646

    Show marketing remark (543 chars)

    NEVER LIVED IN!!! Living room has vaulted ceiling to 2nd floor. Kitchen has stainless steel appliances, oak cabinets, pantry & island. Very large laundry room. Master bedroom split with all bedrooms upstairs - double doors and roman tub and shower. Extra room for kids play area or office. Neutral colors throughout, tile in all the right places. Front yard has finished landscaping. Plenty of room in back for pool/spa or kids play area. Near beautifully landscaped greenbelt in subdivision. Located in a fast growing area of Queen Creek.

22. 2006-04-14
    historical

    Show marketing remark (543 chars)

    NEVER LIVED IN!!! Living room has vaulted ceiling to 2nd floor. Kitchen has stainless steel appliances, oak cabinets, pantry & island. Very large laundry room. Master bedroom split with all bedrooms upstairs - double doors and roman tub and shower. Extra room for kids play area or office. Neutral colors throughout, tile in all the right places. Front yard has finished landscaping. Plenty of room in back for pool/spa or kids play area. Near beautifully landscaped greenbelt in subdivision. Located in a fast growing area of Queen Creek.

23. 2006-03-16
    listed $298,900

    Show marketing remark (543 chars)

    NEVER LIVED IN!!! Living room has vaulted ceiling to 2nd floor. Kitchen has stainless steel appliances, oak cabinets, pantry & island. Very large laundry room. Master bedroom split with all bedrooms upstairs - double doors and roman tub and shower. Extra room for kids play area or office. Neutral colors throughout, tile in all the right places. Front yard has finished landscaping. Plenty of room in back for pool/spa or kids play area. Near beautifully landscaped greenbelt in subdivision. Located in a fast growing area of Queen Creek.

24. 2006-02-16
    historical
25. 2006-01-21
    listed $306,500
26. 2006-01-20
    historical
27. 2005-10-31
    listed $309,900
28. 2005-10-18
    soldstatus $265,000
29. 2005-10-12
    soldstatus $265,000
30. 2005-09-12
    historical
31. 2005-09-08
    listed $269,000
32. 2004-03-05
    soldstatus $7,321,275

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $1,557 · $130/mo
• Projected year-2 tax: $2,441 · $203/mo
• Expected delta: +$883/yr (+$74/mo · 56.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,646
• − Mortgage interest: −$20,714
• − Property taxes: −$1,557
• − Insurance: −$1,849
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − HOA: −$912
• − Depreciation: −$10,758
• Taxable loss: −$15,088
• Est. tax savings @ 24.0%: +$3,621
• After-tax cash flow: $-4,498/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Florence Unified School District (4437)
• NCES district ID: 0402920
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $54,426
• Composite: 18.31/100
• National rank: #8950
• State rank: #178 of 249 in AZ

Livability — San Tan Valley

• Score: 54/100
• State rank: #282
• US rank: #24192

Category grades

Amenities F Commute F Cost of living B- Crime D+ Employment B+ Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Tan Valley, AZ

Population outlook (Pinal County) Hauer SSP2

• Today (2025): 437,574 people
• By 2030: 446,903 · +2.1%
• By 2040: 452,589 · +3.4%
• By 2050: 444,126 · +1.5%
• By 2075: 430,300 · -1.7%
• By 2100: 393,536 · -10.1%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: ▲ 24.94%
• Current HPI: 372.52
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

-94.9% since first listed

18 events — show timeline

• 2026-05-15 Price Changed $369,799 ARMLS
• 2026-05-05 Listed $369,999 ARMLS
• 2011-06-14 Sold (MLS) $84,000 ARMLS
• 2011-04-22 Pending — ARMLS
• 2011-04-01 Listed $82,000 ARMLS
• 2006-05-10 Sold (Public Records) $305,646 Public Records
• 2006-04-28 Sold (MLS) $305,646 ARMLS
• 2006-04-14 Listing Removed — ARMLS
• 2006-03-16 Listed $298,900 ARMLS
• 2006-02-16 Listing Removed — ARMLS
• 2006-01-21 Listed $306,500 ARMLS
• 2006-01-20 Listing Removed — ARMLS
• 2005-10-31 Listed $309,900 ARMLS
• 2005-10-18 Sold (Public Records) $265,000 Public Records
• 2005-10-12 Sold (MLS) $265,000 ARMLS
• 2005-09-12 Listing Removed — ARMLS
• 2005-09-08 Listed $269,000 ARMLS
• 2004-03-05 Sold (Public Records) $7,321,275 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,557 · +2.1% YoY. Source: county tax records.