No junk fees. Wholesale rates. And a team with genuine East Valley roots — Ken Turkington has lived in the Phoenix East Valley since 2019 and calls Gilbert home, just minutes from San Tan Valley's newest neighborhoods. As of July 1, 2026, San Tan Valley is officially Arizona's newest incorporated town — the largest incorporation in state history by population. Whether you're buying new construction or a resale home, First Commerce Financial brings wholesale rates and a zero junk fee commitment to every San Tan Valley transaction.
San Tan Valley remains one of Arizona's most active new construction markets, with 19+ builders operating across more than 40 communities — and it continues to offer some of the most accessible price points in the entire East Valley, well below neighboring Queen Creek and Gilbert.
Get Pre-Approved — It's FreeSan Tan Valley Just Made Arizona History
On July 1, 2026, San Tan Valley officially transitioned from unincorporated Pinal County land to Arizona's newest incorporated town — the largest incorporation in state history by population. Voters approved the move (Proposition 495) in August 2025, and the new town now operates with a seven-member elected council and $51 million in state-shared revenue to fund its own municipal government, infrastructure, and services going forward. For buyers, this is more than a headline — it signals a community investing directly in its own long-term growth and identity.
Ken Turkington has lived in the Phoenix East Valley since 2019 and calls Gilbert home today — a short drive from San Tan Valley's fast-growing communities. He's watched San Tan Valley grow from a Pinal County bedroom community into one of the most active new construction markets in the entire state, and now into Arizona's newest incorporated town.
Ken co-founded First Commerce Financial with Kirk Chivas in 2007. Together they bring 60+ years of combined mortgage experience — and a genuine commitment to zero junk fees and complete transparency that has defined how they operate since day one.
The San Tan Valley Market in 2026
San Tan Valley has tipped into a genuinely buyer-favorable market for the first time in several years. Inventory has grown, days on market have extended into the 65–75 day range, and builders are competing hard — some offering rate buydowns to well below current market rates on quick-move-in inventory, plus meaningful closing cost credits. That builder competition is a major reason the broader resale market has also softened toward buyers.
The biggest draw remains affordability relative to the rest of the East Valley. San Tan Valley's median sale price runs significantly below neighboring Queen Creek and Gilbert for comparable square footage — making it one of the most accessible entry points into the greater Phoenix East Valley corridor. Pricing varies meaningfully by zip code, with the 85143 area running more affordable and 85140 trending higher.
New Construction vs. Resale — What to Actually Compare
With 19+ active builders and aggressive incentives on quick-move-in inventory, new construction is genuinely competitive with resale pricing in San Tan Valley right now — sometimes even undercutting it once incentives are factored in. But a builder's advertised rate buydown isn't automatically the best deal available to you. We run the full comparison — builder incentive package vs. our wholesale rate — so you see the real math before you sign anything.
San Tan Valley Communities & Highlights
🏘 Active New Construction
Communities like San Tan Heights and dozens of others span price points from the high $300Ks to the mid $600Ks. Builders are currently offering some of the most aggressive incentives of the year — rate buydowns, closing cost credits, and quick-move-in inventory pricing.
🌱 85143 & 85140 Corridors
San Tan Valley spans multiple zip codes with meaningfully different price points — 85143 tends to run more affordable, while 85140 trends higher. Knowing which corridor fits your budget and goals is one of the first things we help buyers sort out.
🏨 Newly Incorporated Town
As of July 1, 2026, San Tan Valley operates under its own elected town council rather than Pinal County — a meaningful shift that brings dedicated municipal investment, infrastructure planning, and local governance directly to the community.
💼 Affordability vs. Queen Creek & Gilbert
San Tan Valley's median sale price runs well below Queen Creek's $650,000+ median for comparable square footage — making it one of the most accessible entry points into the East Valley for buyers priced out of neighboring communities.
Loan Programs for San Tan Valley Buyers
New Construction Loans
With 19+ active builders in San Tan Valley, understanding builder rate locks, draw schedules, and how to compare a builder's incentive package against a wholesale rate is essential. We run that comparison for every new construction buyer.
Conventional Loans
The most common choice for San Tan Valley buyers with solid credit, across both resale and new construction at accessible East Valley price points.
FHA Loans
3.5% down for first-time buyers and those with credit scores as low as 580 — a strong fit for San Tan Valley's relatively accessible price points compared to the rest of the East Valley.
VA Loans
Zero down, no PMI, competitive rates for eligible veterans and active-duty buyers. Assumable VA loans have also been showing up on select resale inventory in San Tan Valley — worth exploring if you're VA-eligible.
USDA Loans
Some areas of San Tan Valley and greater Pinal County may qualify for USDA rural development financing with zero down payment. We check eligibility for every San Tan Valley buyer.
Refinance
Rate-and-term or cash-out refinancing for existing San Tan Valley homeowners. Join our Rate Watch System and we will notify you personally the moment refinancing makes financial sense for your specific loan.
Frequently Asked Questions
Is San Tan Valley a city or a town?
As of July 1, 2026, San Tan Valley is officially an incorporated town — the newest in Arizona and the largest incorporation in state history by population. Before that date, it operated as an unincorporated community under Pinal County. It now has its own seven-member elected town council and dedicated state-shared revenue to fund local government and infrastructure.
What is the median home price in San Tan Valley?
Resale homes in San Tan Valley are running roughly $400,000 to $425,000 in median sale price as of 2026, depending on the specific data source and time frame. New construction runs higher, with a median around $490,000 across the area's active builder communities, spanning the high $300Ks to the mid $600Ks depending on the specific builder and floor plan. Pricing varies meaningfully by zip code, with 85143 generally more affordable than 85140.
Should I buy new construction or resale in San Tan Valley?
Both are strong options right now. With 19+ active builders competing for buyers, new construction incentives — rate buydowns and closing cost credits — have become genuinely aggressive, sometimes making new construction price-competitive with resale once incentives are factored in. The key is comparing a builder's preferred lender incentive against an independently shopped wholesale rate before you commit — we run that exact comparison for every new construction buyer.
How does San Tan Valley compare in price to Queen Creek or Gilbert?
San Tan Valley is meaningfully more affordable than both. Median sale prices in San Tan Valley run well below Queen Creek's $650,000+ median for comparable square footage, making it one of the more accessible entry points into the greater East Valley for buyers who want proximity to Gilbert, Queen Creek, and the broader Phoenix metro without the higher price tag.
Do you serve buyers relocating to San Tan Valley from out of state?
Yes — relocation buyers are a significant part of our Arizona business. We regularly work with buyers moving from California, Illinois, and Washington who are drawn to San Tan Valley's affordability relative to the rest of the East Valley. We can pre-approve you remotely and coordinate with your Arizona real estate agent from wherever you're starting.
Looking for an Arizona mortgage broker who serves the whole state?
First Commerce Financial is licensed throughout Arizona. Ken Turkington has lived in the Phoenix East Valley since 2019 and calls Gilbert home — minutes from San Tan Valley's fastest-growing neighborhoods.
Arizona Mortgage Broker — See All Markets We Serve →Ready to Buy in San Tan Valley?
Talk directly with Ken — someone who lives just minutes away in Gilbert and knows this market from the inside. Whether you're buying new construction or a resale home, we'll give you straight answers about what you qualify for and what your mortgage will actually cost. No pressure, no obligation.
Get Your Free Pre-Approval TodayOr call or text us directly at (248) 459-5511
First Commerce Financial | Licensed Arizona Mortgage Broker | NMLS #137512 | AZ MB #1001354 | Serving San Tan Valley, Pinal County, and all of Arizona
