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Pinal County · San Tan Valley, AZSan Tan Valley, AZ property taxes. Off the peak. Check your notice.
In January 2026, the typical home in San Tan Valley was worth about $398,000, 16.2% below the July 2022 peak of $475,000. If your assessment still reflects peak-era prices, an appeal may be worth filing.
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What San Tan Valley home values did
San Tan Valley values peaked in July 2022 and were 16.2% lower by January 2026. In the year to January 2026, they fell 3.6%. That's in line with Pinal County as a whole (-3.4%).
Values kept sliding after January: by August 2026 the typical home was 1.4% lower again, which matters for next year's notice.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $309,000 | +19.0% |
| January 2022 | $427,000 | +38.0% |
| January 2023 | $426,000 | -0.1% |
| January 2024 | $413,000 | -3.0% |
| January 2025 | $413,000 | -0.0% |
| January 2026 | $398,000 | -3.6% |
| August 2026 (latest) | $392,000 | -1.4% since January |
Peak since 2021: $475,000 in July 2022. January 2026 was 16.2% below it.
What to check on your notice
If your 2026 notice shows a higher value than last year, ask why. The typical San Tan Valley home lost 3.6% over the same stretch. A higher number can still be right for a specific home, for example after a remodel, but the county assessor should be able to explain it.
How San Tan Valley compares nearby
Among 10 Pinal County places, San Tan Valley has the 2nd largest drop from its peak and the 4th highest typical value. Statewide, its 1-year change ranks 20th of 144 Arizona places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| San Tan Valley | $398,000 | -3.6% | -16.2% |
| Queen Creek | $632,000 | -1.2% | -5.9% |
| Casa Grande | $319,000 | -3.2% | -13.6% |
| Florence | $333,000 | -3.7% | -14.0% |
| Eloy | $274,000 | -5.7% | -12.2% |
| Coolidge | $272,000 | -2.8% | -13.4% |
| Gold Canyon | $489,000 | -1.1% | -6.9% |
| Miami | $142,000 | -15.0% | -23.5% |
| Oracle | $522,000 | +1.0% | -1.7% |
| San Manuel | $156,000 | -2.2% | -7.5% |
Deadline and where to file
San Tan Valley values are set by the local county assessor. File a Petition for Review of Real Property Valuation with the county assessor within 60 days of the date the assessor mailed your Notice of Value. Notices can be mailed any time from January 1 to the end of February, so most deadlines fall between March 1 and April 28 or 29.
Reading this in fall 2026? Arizona's window for 2026 values has closed. The next chance is the 2027 Notice of Value, which counties mail between January 1 and the end of February 2027. You will have 60 days from the mailing date on that notice, so plan to file by roughly March to late April 2027. If you appealed in 2026 and lost, the court deadline of December 15, 2026 may still apply, so check your decision letter now.
The Pinal County guide covers the full Arizona appeal process: forms, fees, hearing levels and what happens next.
Building a San Tan Valley case
A citywide index shows the trend. Your case needs your house. San Tan Valley is part of the Phoenix-Mesa-Chandler metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Check whether your LPV is close to your full cash value. If it is far below, a lower full cash value may not change your primary tax bill.
Get your San Tan Valley appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your Arizona appeal. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. Arizona forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: Arizona Department of Revenue, Property Tax Appeals (Feb 2024), A.R.S. 42-16051, Petition to assessor, Arizona Constitution Art. 9 Sec. 18, limit on increase in values, A.R.S. 42-13301, Limited property value. Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.