San Tan Valley, AZ 85140 Real Estate Market Report
ZIP Code: 85140
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on single-family residential (SFR) properties. Metrics are calculated from recent sales and active listings within the past 90 days.
Market Overview
This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Market Metrics
Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Rental Market
Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.
Property Taxes
Liquidity & Velocity
Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.
Market Trends & Context
Understanding Market Temperature
A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.
Current Mortgage Rate Context
Market-level mortgage rate comparison for this area:
Current 30-year fixed mortgage rates in San Tan Valley AZ are 6.4% compared to 5.8% for typical loans originated earlier in 2026.
Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.
Key Findings
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The most reliable market signal is the median sold price 445,000, which represents recent transaction activity and — when contrasted with the median listing price of 510,636 — suggests seller asking expectations currently exceed realized sale levels and may indicate negotiation room for buyers.
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Liquidity appears muted: the median days on market 231 points to slower sales velocity and, coupled with a market temperature described as neutral, suggests the market may be moving toward a more balanced environment rather than a strong seller advantage; sellers should expect longer marketing windows and buyers may have increased leverage.
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Valuation context is supported by a median price per square foot of 226, which provides a reference for pricing updates and competitive listing strategies; with rent year-over-year trend noted as down, investors should be cautious about relying on rental growth to justify higher valuation multiples.
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Macro and financing outlook is a headwind: price year-over-year trend is flat while interest rate pressure is elevated; Current 30-year fixed mortgage rates in San Tan Valley AZ are 6.4% compared to 5.8% for typical loans originated earlier in 2026, which may suppress purchasing power and support a more measured pricing environment.
Notable Properties
The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.
Recent Transactions
Highest sale in the past 90 days. Fully renovated with modern finishes and premium lot positioning.
Sold above market average
Sold above market average
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Sold below market average
Sold below market average
San Tan Valley, AZ 85140 Real Estate Market Report
ZIP Code: 85140
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on condominium properties. Metrics are calculated from recent condo sales and active listings within the past 90 days.
Market Overview
This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Market Metrics
Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Rental Market
Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.
Property Taxes
Liquidity & Velocity
Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.
Market Trends & Context
Understanding Market Temperature
A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.
Current Mortgage Rate Context
Market-level mortgage rate comparison for this area:
Current 30-year fixed mortgage rates in San Tan Valley AZ are 6.4% compared to 5.8% for typical loans originated earlier in 2026.
Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.
Key Findings
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The neighborhood's median sold price is 495,000, which serves as the primary indicator of recent transaction value; with median days on market at 472, the market shows slower sales velocity and sellers may need to adjust pricing or concessions to accelerate closings.
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The median listing price is 407,975 versus the median sold price of 495,000, creating a notable listing-to-sale gap that suggests pricing friction; sellers should calibrate expectations and buyers may find increased negotiating leverage.
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Price year-over-year trend is flat and market temperature is neutral, which together indicate a balanced market; combined with elevated interest rate pressure—Current 30-year fixed mortgage rates in San Tan Valley AZ are 6.4% compared to 5.8% for typical loans originated earlier in 2026—this may temper near-term demand and lengthen time-to-contract.
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Median market rent is 1,850 while rent year-over-year trend is down, indicating softer rental conditions; investors should stress-test rent assumptions and underwriting given the cooling rent trajectory.
Notable Properties
The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.
Recent Transactions
Highest sale in the past 90 days. Fully renovated with modern finishes and premium lot positioning.
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Sold at market average
Sold at market average
Investment Analysis
Compare rental income potential against ownership costs and benchmark against market averages.
Monthly rental income vs estimated ownership cost
20% down, 6.4% rate, 0.4% tax
Avg nightly rate and occupancy for this ZIP
Data Sources
Real estate market data & public records, and GemHaus® proprietary models.
Report generated: 5/6/2026
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