"I ain't movin' to Arizona! Dammit, there is nothin' there but gravel and scorpions." (- Mary Doria Russell)
San Tan Valley is a bedroom community in Pinal County, about 45 minutes east of Phoenix. Its population is around 81,000, which is a big jump from the 3,000 or so residents it had in the year 2000. Its main attraction seems to be cheap, new houses, so if you're in the market for housing and don't mind a bit of a drive from the Phoenix area, you should definitely check out this city.
Searching for Rentals
A whopping 65% of the homes in San Tan Valey are owned, while a mere 19% are rented. The vacancy rate is around 16%, so you can take your time looking for a rental. Just make sure you're okay with a house rental as opposed to a condo or apartment, since many of these newer, cheaper cities in Arizona don't yet have a market for multifamily homes. After all, you can rent a house here for what you would pay for a cramped, old apartment in a larger city!
Homes here are a little cheaper than the national average, which makes sense because the cost of living is a bit lower than average, too. And the kicker is that houses here are much newer, with 9 years old being the average age of residences! It's no wonder this city grew so fast despite not really being near anything of interest in the Phoenix area unless you count some strip malls and golf courses.
The rental industry here is not all that competitive compared to many larger cities, so don't feel pressured to have the best credit score or the first deposit. However, these things can help if you find the perfect rental and want to make sure no one else grabs it before you do, so bring your checkbook, proof of income, and an impressive rental history to be on the safe side.
Neighborhoods in San Tan Valley
Just as you'll find in many other fast growing, newer cities in Arizona, there are plenty of clean, cookie cutter neighborhoods to choose from. In fact, you probably won't be able to tell them apart from each other! Check out a few of your choices if you plan to live in San Tan Valley.
Johnson Ranch: This is among the most popular areas of the city, partly because of its golf course that allows residents to get great views. There are also several parks, sport courts, and a lake in this neighborhood. A variety of homebuilders constructed the houses here, mostly in the late 1990s. $$$
Copper Basin: This is one of the newer communities in San Tan Valley. In fact, it is still growing with new construction. It has a park, YMCA, fire station, and shopping centers within walking distance. $$$
Circle Cross Ranch: If you want to live in a newer neighborhood somewhat close to the northern part of the city, this is it. The homes are brand new but still affordable, and this area is close to a major regional park and a few shopping centers. $$$
Castlegate This area is on the northeastern side of the city, along Ocotillo Road, which gives you a straight shot west to Chandler. If you want a home that has anywhere from 2000 to 3000 square feet, check out this area. $$$
Morning Sun Farms: This is one of the westernmost neighborhoods in San Tan Valley. This means it is a good option for anyone commuting to Chandler, downtown Phoenix, or other cities west of this area. Most of the homes here were built after 2004, so they are still fairly new, and they're within a few miles of stores and restaurants. $$$$
San Tan Heights: This is another newer part of San Tan Valley not that there are any truly old areas here at this point! Like so many other communities here, it is close to eateries and shops, and there are plenty of sports fields and playgrounds within walking distance of every home here. $$$$
Pecan Creek: If you want to live near major city streets like Combs, Chandler Heights, or Ocotillo Road, Pecan Creek is a good option. This area is also by a golf course called The Links, and it encompasses a few elementary schools, making it very family friendly. $$$$
San Tan Valley Living
You'll be on the edge of the Phoenix metropolitan area if you move here, so you will most certainly need a car. There aren't really any public transportation options unless you count paying for taxicabs or private shuttles. The average commute time in this city is about 35 minutes, and only about 15% of the residents here try to reduce freeway congestion by carpooling. If you're like most people living in this city, you will probably work in Phoenix, Scottsdale, or Tempe. In that case, you will likely take Hunt Highway to leave the city, and then catch the US 60 or Loop 202 freeways to get to work.
When it comes to recreation in this city, you can hit some balls at the Golf Club at Johnson Ranch. Speaking of ranches, you can ride horses at one of the handful of real ranches in the area, provided it's not scorching outside (which means you should not try this during the summer!)
Some of the other things to do sound like they should be located in San Tan Valley, but inexplicably, they're not. For example, San Tan Mountain Regional Park is just outside this area in Queen Creek, and it features opportunities for hiking, biking, camping, and more. San Tan Village is a mall that is technically in Gilbert, but once you're a San Tan Valley resident, you'll feel compelled to go there at least once in a while.
