Parcel Buyers LLC Get my cash offer

Pinal County, Arizona

Sell your land in San Tan Valley for cash

Parcel Buyers buys vacant-coded lots for cash across the San Tan Valley ZIP 85140 and 85143 areas, including parcels inside the new town and surrounding county land with different permit paths. You get a written, no-obligation cash offer within 24 hours, and closings run through an independent title company, typically in about 10 days, with no fees or commissions.

Get my cash offer See San Tan Valley lot data Or call (239) 893-7771

By Parcel Buyers · · Lot figures from the 2027 Arizona parcel and assessment data · How we made this page

Quick answers

Who buys land for cash in San Tan Valley?
Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in San Tan Valley, Pinal County, usually within 24 hours. Sales close through an independent title company, typically in about 10 days, with no fees or commissions to the seller.
How many vacant lots are in San Tan Valley?
The 2027 Arizona parcel and assessment data lists 1,952 vacant residential lots in San Tan Valley; 68% are patio-home lots, and the median lot is 0.15 acre.
How is a cash offer for land in San Tan Valley set?
We start from recent sales of similar lots nearby, like the 2025 prices on this page, then adjust for water and sewer, road access, flood zone, lot size and any title issues, and for the time and cost of reselling. You get one written number, not a range.
How do I know a land buyer in San Tan Valley is legitimate?
A real buyer closes through an independent, licensed title company and never asks you to pay anything up front. We never charge sellers a fee, deposit or closing-cost advance, and the title company pays you by check or wire at closing.

Local data

San Tan Valley land at a glance

Tax-roll figures cover vacant lots on the Pinal County Assessor's parcel map service whose parcel coordinate falls inside the ZIP 85140 and 85143 areas (Census ZIP Code Tabulation Areas 85140, 85143); owners with a mailing address in those ZIPs give San Tan Valley (ZIP 85140 also has Queen Creek mailing addresses) as their city; this is a ZIP area, not a city boundary; lots with no coordinate are in no place in Pinal County. Local rules and services are sourced below.

San Tan Valley vacant land facts
Vacant residential lots 1,952 parcels classified vacant residential on the 2027 Arizona parcel and assessment data [1]
Most common lot size Patio-home lot (5,000–7,000 sq ft): 68% of vacant lots; next, standard city lot at 22%. Median lot: 0.15 acre (6,360 sq ft). [1]
Typical county full cash value $63,600 median county full cash value for a vacant lot; the middle half fall between $52,300 and $73,500 [1]
Recent lot sale prices Too few arm's-length vacant-lot sales in 2025 to report a reliable median for San Tan Valley [1]
Owners who live elsewhere 5% of vacant lots have an owner mailing address outside Arizona (most often CA, MN, OK) [1]
New town government Pinal County approved incorporation on September 17, 2025, and continued providing services through June 30, 2026. The Town now has its own council and code. [2],[3]
Jurisdiction must be confirmed Beginning July 1, 2026, Town materials route land-use and zoning work inside town limits through the Town. Surrounding unincorporated parcels remain under Pinal County development rules. [3],[4]
San Tan water rates EPCOR says its San Tan Water District covers San Tan Valley. Current small-meter service is $15.35 monthly, plus tiered use charges per 1,000 gallons. [5]
Septic permit fees Pinal County lists $296 for a conventional on-site wastewater system under 2,999 gallons per day and $94 for a site investigation or evaluation. [6]
Groundwater regulation ADWR says its Pinal Active Management Area covers part of Pinal County, wells inside an AMA face stricter rules, and assured-water reviews evaluate a 100-year supply. [7],[8]
Road ownership can differ Pinal County says a road may be county-maintained, municipal, or private. Its Public Works office can identify responsibility for roads outside town limits. [9]
San Tan Mountain Regional Park Pinal County describes the 10,000-plus-acre park as recreation around San Tan Valley. Maricopa County says it protects Sonoran Desert terrain and part of the San Tan Mountains. [12],[13]

Data: Mohave County Assessor's Office, Pinal County Assessor's Office, Cochise County Assessor, Santa Cruz County Assessor, Pima County Assessor, Graham County Assessor and La Paz County Assessor. Counts, medians and shares only; no owner names, parcel numbers, addresses or row-level data are published.

Aerial photo of San Tan Valley, Arizona, with the community's outline drawn on it
San Tan Valley, Arizona aerial: 2023 aerial imagery. Outline: approximate area of the lots counted on this page. Imagery: USDA NAIP via USGS The National Map.
Map of where the vacant lots are in San Tan Valley, Arizona, shaded by how many vacant lots each hexagon holds
San Tan Valley, Arizona vacant-lot density map: Each map hexagon groups nearby lots into about 180 acres at H3 resolution 8. Darker shading means more vacant lots on the 2027 roll counted on this page; areas with fewer than 5 lots are not shown. Imagery: USDA NAIP via USGS The National Map.
Patio-home lot 68% Standard city lot 22% Quarter-acre lot 4% Mini-estate (2-3 acres) 1% All other sizes 4%
Vacant residential lots in San Tan Valley by lot size, 2027 Arizona parcel and assessment data [1]. Patio-home lot 68%, Standard city lot 22%, Quarter-acre lot 4%, Mini-estate (2-3 acres) 1%, All other sizes 4%.

Pricing

What is a lot in San Tan Valley worth?

These are open-market sale prices. A direct cash offer is usually lower, because a cash buyer closes in days and takes on the time and cost of reselling the lot.

What moves the price in San Tan Valley

Town boundary versus two ZIP areas

The biggest local distinction is geographic. The data covers the full ZIP 85140 and 85143 Census areas, while the Town of San Tan Valley has a separate incorporated boundary. A parcel inside town limits follows the Town's zoning and land-use process. A parcel in the surrounding unincorporated area generally uses Pinal County planning and building offices. Because mailing addresses do not settle jurisdiction, a buyer needs the mapped parcel location before applying any zoning, setback, or permit rule. [1],[2],[3],[4]

Small-lot pattern and site constraints

The assessor summary counts 1,952 vacant-coded lots across the two ZIP areas. patio-home lots are the leading size group at 68%, and the median parcel is 0.15 acre. Those aggregates do not establish zoning, permit status, flood status, utility connections or road maintenance for one lot. Pinal County Building Safety reviews plans in unincorporated areas, while Public Works says a road may instead be municipal or private. Those parcel-specific checks matter even when a lot falls in the leading size group. [1],[4],[9]

Water district, sewer and on-site options

EPCOR identifies San Tan Valley within its San Tan Water District and lists a $15.35 monthly basic charge for a typical small residential meter. Use charges rise from $2.41 to $4.22 per 1,000 gallons across three tiers. Those rates do not prove a line or meter is available to a particular lot, and wastewater coverage can differ. When an on-site system is proposed, Pinal County permits and inspects it and separately reviews certain domestic-well applications before state referral. [5],[6]

Floodplain and road responsibility

Flood and access questions cross both town and county lines. Pinal County requires a Floodplain Use Permit for development in a mapped floodplain and says a single-lot permit is separate from the building permit. The county notes that the structure may need elevation one foot above base flood elevation. Public Works also says a road may be county-maintained, municipal or private. Those separate checks affect the land inspection even when the street appears on a map. [10],[9]

Common situations

Selling land in San Tan Valley in these situations

You are unsure whether the lot is in town

Yes. You can request an offer before resolving the boundary question. The ZIP-area name does not prove that a parcel is inside the Town of San Tan Valley. Current town and county maps identify the jurisdiction and the correct zoning and permit office. A mailing label should not be treated as legal jurisdiction. [1],[3],[4]

You live outside Arizona

Yes. You can sell without traveling to Pinal County. 5% of the counted lots have an owner mailing address outside Arizona, a mailing fact only. Parcel Buyers supports electronic signing and mail-away closing. An independent title company reviews title and can send proceeds by check or wire after the purchase agreement and inspection conditions are met. [1]

Back taxes need a closing payoff

Yes. Back taxes or liens can often be paid from proceeds with your consent. Pinal County says tax bills over $100 may be split, with halves due October 1 and March 1 and delinquency after November 1 and May 1. The county holds an online tax-lien sale for prior-year delinquency, and a lien purchaser may seek foreclosure beginning three years after the sale. [11]

Step by step

How do I sell my land in San Tan Valley?

From your first message to money in hand, with nothing left out. Requesting an offer costs nothing and commits you to nothing.

See every detail of the process

  1. Tell us about your land

    Fill out the short form (about 60 seconds) or email us. A land specialist reaches out to confirm the details, usually the same business day.

  2. Get your cash offer within 24 hours

    We review the property and send a written, no-obligation cash offer within 24 hours. It is a real number, not a range. Take it or leave it, with no pressure either way.

  3. Sign electronically

    If you accept, everyone signs the purchase agreement electronically. There is nothing to print or mail at this stage.

  4. We inspect, the title company verifies

    Our team inspects the land and an independent title company runs a title search for liens or taxes owed. If the land does not pass inspection, you are never charged anything.

  5. Close and get paid

    The title company prepares the closing documents for notarization and issues your funds by standard check, overnight check, or wire transfer. A typical sale closes in 10 days.

Questions

Selling land in San Tan Valley: common questions

Is every lot in ZIP 85140 or 85143 inside San Tan Valley town limits?

No. This page uses the two Census ZIP areas, not the incorporated boundary. ZIP 85140 also includes Queen Creek mailing addresses, and surrounding unincorporated parcels remain under county jurisdiction. Confirm the mapped boundary before relying on town zoning or county development rules.

Can I sell a San Tan Valley-area lot without a water meter?

Yes. Parcel Buyers buys vacant lots without a water meter or confirmed sewer connection. EPCOR's district information shows service areas and rates, but it does not establish that one parcel can connect. We check utilities, access and title on every parcel before offering, and a failed land inspection costs you nothing.

Who handles septic permits in this area?

Pinal County's Aquifer Protection Program handles conventional and alternative on-site wastewater permits and inspections. Its current page lists a $296 fee for a conventional system below 2,999 gallons per day, a $94 site evaluation, and two construction inspections included in the initial conventional-system fee.

How can I tell who maintains the road to my lot?

Ask Pinal County Public Works whether the road is in the county maintenance system, belongs to a municipality or is private. The county can identify jurisdiction, but road maintenance, physical condition and legal access are separate facts that still need review.

Do I need to pay delinquent taxes before requesting an offer?

No. Requesting an offer does not require an advance payoff. The title company can obtain the current county tax and lien amounts, then show them on the closing statement. With your consent, approved back taxes or liens can be paid from proceeds, and Parcel Buyers covers closing costs.

Owner resources

Guides for your situation

  • Can You Sell Land With a Lien?

    Yes. Land with a lien can often be sold, but signing a deed does not by itself erase a valid claim. The lien may need to be paid, released, discharged, or otherwise resolved under the law that applies. With the seller's consent, an approved payoff can come from sale proceeds at closing. If the balance or lien is wrong, dispute it before closing and require proof of the cure.

  • Can You Build on a Vacant Lot?

    Maybe. A vacant lot is buildable only if the proposed use fits the rules that apply to that parcel and the site can satisfy access, utility, environmental, and permit requirements. Start with the local planning or zoning office, confirm that the parcel is a legal lot, and get a written parcel-specific answer. A zoning label or tax parcel number alone is not approval to build.[1][2]

  • How to Sell Land in a Flood Zone

    Flood-zone land can be sellable and sometimes buildable. A FEMA flood zone describes mapped risk; it is not a building permit. The buyer must verify the current effective Flood Insurance Rate Map and any map changes, then ask the local floodplain administrator what elevation, floodway, coastal, permit, and design rules apply.[1][2][4] Vacant land itself is not covered by an NFIP policy; flood insurance covers qualifying buildings and contents, not land value.[5][6]

More places in Pinal County

Your written offer

Get your cash offer

Four short steps, about 60 seconds. We review your property and send a written, no-obligation cash offer within 24 hours. You can take it or leave it.

What happens after you send this

  1. A land specialist reaches out, usually the same business day, to confirm the details.
  2. You get a written cash offer within 24 hours: a real number, not a range.
  3. You decide. Requesting an offer costs nothing and commits you to nothing.

You will never be asked to pay us anything. No deposit, no processing fee, no closing-cost advance.

What kind of land do you own?

No obligation. No fees. Prefer email? Write to info@theparcelbuyers.com.

By submitting this form, you agree to our Privacy Policy and agree that Parcel Buyers LLC may contact you about your property inquiry by phone or email. Text messages are sent only if you check the optional SMS-consent box on the final step of this form — consent is not a condition of any purchase or sale. See our SMS Terms and SMS Opt-In & Consent page.

Nearby areas we buy

How we made this page

Parcel Buyers is a land-buying company based in Florida. We buy vacant land directly from owners and publish these local pages so owners can see what land in their area is doing before they sell, to us or anyone else. We count the tax-roll figures ourselves from state data, take local rules and fees from the official sources listed below, and use AI tools to help research and draft the text. Every number links to its source, and we update the page when the data changes.

Method and sources

Parcel and assessment figures cover vacant lots on the Pinal County Assessor's parcel map service whose parcel coordinate falls inside the ZIP 85140 and 85143 areas (Census ZIP Code Tabulation Areas 85140, 85143); owners with a mailing address in those ZIPs give San Tan Valley (ZIP 85140 also has Queen Creek mailing addresses) as their city; this is a ZIP area, not a city boundary; lots with no coordinate are in no place. Source [1] is our own aggregate count of public parcel records from the named Arizona county assessor. A place scope may be a ZIP area, assessor market area or normalized subdivision family; use the exact scope and do not treat it as municipal limits or a buildability finding. No free sale-price source was available for this area, so no sale row is shown. Vacant-lot counts use mohave: use codes 0001-0004 and 0011-0014, improvement value 0, non-exempt, positive acreage, with government and HOA owners excluded in-query. Pinal: use codes 0011, 0013 and 0014 with legal class 02RL, with government and HOA owners excluded in-query. Cochise: use_code 0011 or 0013 and accttype Vacant. Santa Cruz: IMPVAL=0 and LANDVAL>0, excluding county-owned, under-0.05-acre, and HOA records. Vacant nonresidential and agricultural parcels are not derived (0). Pima: parcel use 0011, 0012, 0013 or 0014 with positive GIS acreage. Graham: account type Vacant with positive GIS acreage. La Paz: property use code 13 or 14 with positive acreage. Government and HOA owners are excluded in-query in all three; because none of these three layers carries an improvement-value field, each county was screened with a seeded 150-centroid sample against the FEMA/ORNL USA Structures public layer (Pima 1/150, Graham 0/150, La Paz 4/150). Lot sizes use mohave PARCEL_SIZE acres; Pinal LANDSF square feet or STATEDAREA acres when blank; Cochise acres; Santa Cruz Acreage. Acre fields are multiplied by 43,560 and bucketed with the Parcel Buyers lot-size chart ([low, high) square feet). Values use county full cash value on the current record: Mohave FULL_CASH_VALUE, Pinal CNTASSDVAL, Cochise fcv and Santa Cruz FCV. These are assessor values, not sale prices or buildability findings. Pima full cash value (FCV). Graham and La Paz publish no value field, so their value row is withheld. Owner locations use owner mailing-address state on the county record; in_state = Arizona; blank state = unknown. Treat medians as a guide to county records, not as an offer or an appraisal. Page updated October 8, 2026.

Data: Mohave County Assessor's Office, Pinal County Assessor's Office, Cochise County Assessor, Santa Cruz County Assessor, Pima County Assessor, Graham County Assessor and La Paz County Assessor. Counts, medians and shares only; no owner names, parcel numbers, addresses or row-level data are published.

  1. [1] Mohave County Assessor's Office, Pinal County Assessor's Office, Cochise County Assessor, Santa Cruz County Assessor, Pima County Assessor, Graham County Assessor and La Paz County Assessor (data); Parcel Buyers (analysis), Arizona county assessor public parcel services (Mohave, Pinal, Cochise, Santa Cruz, Pima, Graham and La Paz) (accessed 2026-11-06)
  2. [2] Pinal County Board of Supervisors, Supervisors Formally Approve Incorporation of San Tan Valley (accessed 2026-10-08)
  3. [3] League of Arizona Cities and Towns, Town of San Tan Valley (accessed 2026-10-08)
  4. [4] Pinal County Development Services, Building Safety (accessed 2026-10-08)
  5. [5] EPCOR Arizona, San Tan Water District Rates (accessed 2026-10-08)
  6. [6] Pinal County Development Services, Wells and Septic (accessed 2026-10-08)
  7. [7] Arizona Department of Water Resources, Active Management Area (accessed 2026-10-08)
  8. [8] Arizona Department of Water Resources, Assured and Adequate Water Supply Overview (accessed 2026-10-08)
  9. [9] Pinal County Public Works, Road Maintenance (accessed 2026-10-08)
  10. [10] Pinal County Flood Control District, Floodplain Permitting (accessed 2026-10-08)
  11. [11] Pinal County Treasurer, Pinal County Treasurer Frequently Asked Questions (accessed 2026-10-08)
  12. [12] Pinal County, Sunrise Hike at San Tan Mountain Regional Park (accessed 2026-10-08)
  13. [13] Maricopa County Parks and Recreation, San Tan Mountain Regional Park history (accessed 2026-10-08)