Andria TownsendMortgage Loan Originator · NMLS #2154631

Street of single-story stucco homes with desert landscaping and the San Tan Mountains behind, under the headline San Tan Valley Is Now a Town, What Changes for Home Buyers, by Andria Townsend, NMLS 2154631

San Tan Valley Is Now a Town: What Changes for Buyers?

Arizona Home Buyers| San Tan Valley & Pinal County

October 16, 2026•4 min read

Quick answer

San Tan Valley is now an incorporated town, Arizona's 92nd. Its new town sales tax started October 1, 2026, with a 2.25% general rate and 5% on construction contracting. A town tax on food for home use starts January 1, 2027. A town property tax would need voter approval, and I haven't found one in place.

Is San Tan Valley really a town now?

Yes. Voters approved Proposition 495 in 2025. Then the Pinal County Board of Supervisors named the first town council, and San Tan Valley became Arizona's 92nd municipality, per KTAR News.

I'm Andria Townsend. I'm based right here in San Tan Valley. So this one's personal. Let's look at what it means if you're buying or own a home here.

What taxes changed in San Tan Valley?

The big one is sales tax. The Town Council passed Ordinance 2026-06 on July 1, 2026. The Arizona Department of Revenue lists these town rates, starting October 1, 2026:

General town sales tax: 2.25%
Construction contracting: 5%
Hotels: 4.25%
Food for home use: 2.25%, starting January 1, 2027

These are on top of state and county taxes. One ADOR page also shows a 2.50% figure, so confirm the current rate with ADOR before you budget around it.

Does San Tan Valley have a town property tax?

I haven't found one. Supporters said during the 2025 campaign that a town property tax would need both a council decision and a public vote.

So for now, your property tax bill still comes from Pinal County, your school district, and any special districts. Check your own bill each year on the Pinal County Treasurer's site.

If you're curious how tax bills and escrow work here, read Pinal County Property Tax Rate Cut: Will Your Bill Drop?.

Will the 5% construction tax raise new home prices?

Nobody can say for sure. The tax applies to construction contracting, and builders set their own prices.

A summary of the July 1 council meeting says the town chose a higher construction rate partly because it can't collect development impact fees for 30 months under a state law change.

What I can say: if you're buying new, ask the builder whether the price or any incentive changed after October 1. And compare lenders. I covered that in Do You Have to Use the Builder's Lender in San Tan Valley?.

Does incorporation change my mortgage?

For most people, no. Your loan and its terms don't change because the town incorporated.

What can change over time is the cost of living here. Sales tax is part of your budget, even though lenders don't count it in your debt-to-income ratio. Property tax, HOA dues, and insurance are what lenders count.

Does my address or school district change?

Not because of incorporation alone. Mailing addresses here have long been mixed with Queen Creek. I explained that in Is Your Queen Creek Address Really in Queen Creek?.

What does this mean for buyers?

Expect town sales tax on everyday purchases
Ask builders about pricing after October 1, 2026
Check the property tax bill for the exact home
Get pre-approved so you know your real budget

What does this mean for current homeowners?

You may notice the sales tax at the store. Your mortgage stays the same. If you're doing a remodel, ask your contractor how the construction tax affects your bid.

What does this mean for sellers?

Buyers will ask what "town" means for them. Having simple answers ready helps. Point them here if it helps.

Frequently asked questions

Is San Tan Valley an incorporated town?

Yes. Voters approved incorporation in 2025, and San Tan Valley became Arizona's 92nd municipality once its first council was named.

What is the San Tan Valley sales tax rate?

The Arizona Department of Revenue lists a 2.25% general town rate starting October 1, 2026, with 5% on construction contracting. Confirm current rates with ADOR.

Does San Tan Valley charge a town property tax?

I haven't found one in place. Supporters said one would need a council decision and a public vote. Check your tax bill each year.

Will incorporation change my mortgage payment?

Not directly. Your loan terms don't change. Your escrow can still change if property taxes or insurance change.

When does San Tan Valley start taxing groceries?

ADOR lists a 2.25% town tax on food for home consumption starting January 1, 2027.

Subject to eligibility, credit approval, and program guidelines. Programs can change.

Have a question about your situation?

Every file is different. I'm happy to look at yours, answer questions, and help you plan your next step. No pressure.

Get pre-approved or ask Andria a question at andriatownsend.com or call 480-487-9166.

About the author: Andria Townsend is a Mortgage Loan Originator with NEXA Mortgage, LLC, based in San Tan Valley, Pinal County. She's lived in Arizona for 15+ years and helps buyers and homeowners across the state.

Andria Townsend, Mortgage Loan Originator, NMLS #2154631. NEXA Mortgage, LLC, NMLS #1660690. Equal Housing Opportunity. This is not a commitment to lend. All loans subject to credit approval, underwriting, and program guidelines.

Sources

Andria Townsend

Andria has called Arizona home for more than 15 years. She lives in San Tan Valley, in Pinal County, and knows this state well beyond the loan docs. As a Mortgage Loan Originator with NEXA Mortgage, LLC (NMLS #2154631), she brings local, hands-on care to every file: she explains what's actually happening with your loan, answers your questions in plain English, and stays reachable from application to closing day. Whether you're buying your first home, moving up, or refinancing the one you're already in, Andria works with buyers across Arizona. Rooted in the community Andria lives in San Tan Valley and is active in her Pinal County community. When you work with her, you're working with a neighbor.

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