Residents in San Tan Valley passed Proposition 495 with a 66.6% majority, voting to establish the previously unincorporated area as a town on Aug. 5.

Phoenix Agent spoke with local experts to determine what the change means for homeowners — and the local real estate market.

What is an unincorporated territory?

Owning a home in unincorporated territory carries unique considerations, according to Julie Tate, an associate broker at HomeSmart.

“Services such as law enforcement, utilities and road maintenance are typically provided by the county or special districts, which may limit local control or result in slower service delivery compared to incorporated towns,” Tate explained. “Zoning and land use decisions are also managed at the county level, which can mean fewer restrictions but less community-specific planning.”

“While taxes are sometimes lower in unincorporated areas, homeowners may have access to fewer amenities and municipal services,” Tate added.

Some homeowners prefer being on the “outskirts” though, said Megan Schaff, an agent with CITIEA. After all, 33% of voters were opposed to Prop 495.

“A lot of my sellers have been moving out of STV because it’s no longer quiet and rural,” Schaff said. “There is always construction, new businesses coming in, and the traffic has picked up. Incorporation could continue this growth.”

Effects on the real estate market

Many professionals say the change will create both immediate and long-term shifts in the local real estate market.

“In the near term, recognition as an official town will likely attract more buyers and investors, bringing added visibility and credibility to the community,” Tate said. “Over time, incorporation allows for greater control over zoning, planning and infrastructure improvements, which can enhance property values and neighborhood appeal. With the ability to shape its own municipal services and community identity, San Tan Valley is poised to see steady growth and increased demand for housing.”

Schaff agreed that San Tan Valley’s appeal is likely to increase for buyers, many of whom have been hesitant to pay extra for services that would elsewhere be covered by city taxes.

“Some buyers like the idea of living in a more established town with services included — especially since I often get pushback about paying extra for Rural Metro. If incorporation happens, that would likely be rolled into the city services,” Schaff explained.

Other San Tan Valley have faced similar sentiments from clients — including Michelle Jernigan, an associate broker with Compass.

“I’ve been showing homes in STV for the past 21 years, and concerns about essential services such as police, fire and utilities consistently come up with buyers,” Jernigan said. “The ability to control these services is a massive short term win.”

Short-term benefits for homeowners

According to San Tan Valley Inc., between $51.3 and $65 million is generated in tax revenue in San Tan Valley every year. And while residents currently receive utilities and services from — and pay taxes to — Pinal County, that money doesn’t directly fund San Tan Valley’s needs or interests.

Former Phoenix City Councilmember Sal DiCiccio spoke in favor of Proposition 495 before its passing: “As someone who has fought for transparency and fiscal responsibility in Phoenix, I can tell you this: It makes zero sense for San Tan Valley residents to send over $10 million of their tax dollars every year to a city that’s miles away and doesn’t represent them. That money should be building your roads, your parks and your families — not funding the politics and priorities of Phoenix. It’s time for San Tan Valley to invest in itself.”

In the short term, incorporation gives San Tan Valley homeowners a local voice without any whiplash, said Kristina Watson, Arizona general manager of Berkshire Hathaway HomeServices Arizona Properties.

“Voters approved the measure this summer, the county certified the results, and services continue under Pinal County during the transition, so trash still gets picked up, streets still get maintained and public safety coverage doesn’t skip a beat while the new town stands up its processes. An interim council is being appointed to guide those first decisions, which means residents get representation close to home right away,” Watson said. “You’ll also see clearer communication about local issues, road work, permitting timelines and neighborhood priorities because there’s finally a single seat of government focused solely on San Tan Valley.”

Upon full incorporation in 2026, homeowners may see adjustments depending on how the new town sets its tax rates and service structures, said Robert Shaw, designated broker and vice president of Libertas Real Estate.

“Incorporation could allow for more localized decision‑making, potentially improving zoning, infrastructure and amenities,” Shaw said.

Others say immediate changes to the status quo won’t be very noticeable, however.

“San Tan Valley’s incorporation won’t bring sweeping changes to existing homeowners. Property owners will continue to enjoy many of the same community amenities, road systems and local conveniences they already rely on,” said Jason Grandon, leader of The Grandon Group with My Home Group.

Rising property values and future community growth

According to Grandon, the long-term outlook is simple: Incorporation won’t disrupt daily life, but it will support rising property values.

“The real story of San Tan Valley’s growth lies not in incorporation itself, but in its development trajectory,” Grandon explained. “As the region continues to see new home construction, commercial expansion and increased corporate investment, property values are set to rise steadily over the next several years.”

Grandon added that both families and young professionals alike are drawn to the community, thanks to its relative affordability compared to Maricopa County, plus a high quality of life and strong sense of community.

“If community leaders, developers and elected officials continue to prioritize thoughtful growth, San Tan Valley is poised to become one of the most desirable areas in the East Valley. By attracting strong businesses and avoiding over-saturation with low-value developments like strip clubs and cigarette shops, the community will maintain its appeal and character,” Grandon said. “San Tan Valley’s affordability, strong housing market and family-focused growth strategy make it one of the best areas for future investment in Arizona.”

That community-wide development will increase builder confidence, Watson said: “Confidence drives demand, and demand supports values, not just in San Tan Valley, but in nearby neighborhoods that benefit from better connectivity and shared amenities.”

Watson added that residents now have control over the community’s future.

“Like any growing community, the outcomes will track with the choices its leaders make, how they zone, which projects they fund and how they balance growth with the character of existing neighborhoods,” Watson said. “But the headline is simple: Homeowners get a closer say in the decisions that shape their day-to-day life now, and a clearer path to the community they want in the years ahead.”

On the flip side, Watson said if future policies add friction — like inconsistent rules or new fees without corresponding benefits — some buyers and developers may lean toward adjacent areas.

“The long-term effect will mirror the quality of the town’s planning and the value it creates for everyday residents,” Watson said.

What agents need to know

Watson said agents should treat the first year after San Tan Valley’s incorporation like a handoff — because it is.

“Until the town officially assumes responsibilities, services and approvals still run through Pinal County. As the town comes online, confirm in each transaction who has authority over planning, permitting, code enforcement and inspections, and build a little cushion into your timelines while new processes settle in,” Watson said. “In your paperwork and MLS, use the correct municipality once it’s active (Town of San Tan Valley) and double-check any new ordinances that might touch your deal, signage rules, short-term rental requirements, licensing or permitting for recent remodels and accessory structures.

Watson added that while incorporation doesn’t automatically mean additional property taxes, policies can evolve, so agents should verify current taxes and fees and ensure title commitments reflect special districts accurately. Agents should also help their buyers confirm providers for fire, emergency medical services, law enforcement, trash and utilities, and ensure the accuracy of Seller Property Disclosure Statements and escrow instructions.

“Finally, update your listing and marketing materials, neighborhood descriptions, schools and mapping to reflect the new municipality so buyers get clean, confidence-building information,” Watson said. “Bottom line: Slow down just enough to ‘check twice,’ and your deals will move just as smoothly as before, only now with a clearer local point of contact,”