Living in 85140 - San Tan Valley, Arizona
Your complete guide to the 85140 zip code area: homes, neighborhoods, schools, and community insights.
ZIP code 85140 is located in San Tan Valley, Pinal County, Arizona. The median home price in this area is approximately $370K with a median household age of 33. The 85140 zip code covers the southern portion of San Tan Valley, one of the fastest-growing unincorporated communities in Arizona.
The Complete Guide to 85140 - San Tan Valley, AZ
The 85140 zip code covers the southern portion of San Tan Valley, one of the fastest-growing unincorporated communities in Arizona. The area along Bella Vista Road and the Hunt Highway corridor has seen explosive growth with new master-planned communities going up every year. San Tan Mountain Regional Park is a major draw with hiking and mountain biking trails offering panoramic desert views. Homes are predominantly new, built after 2005, with modern floor plans and energy-efficient construction. The Johnson Ranch area is a popular established community. Shopping has expanded significantly along Hunt Highway. Jo Combs Unified School District serves the area with newer campuses. The commute to Phoenix runs about 45 minutes, but the price-to-space ratio keeps drawing families south.
The 85140 zip code falls within San Tan Valley in Pinal County, covering a population of approximately 30,000 residents. The median age of 33 reflects a younger, more transient population base that may include students, young professionals, and young families.
Housing in 85140 spans a median home price of $370K, with median rental rates sitting at $1,300 per month. Rental rates are in line with the broader San Tan Valley market, making the area competitive for tenants and attractive for investors seeking reasonable cap rates. School-age families in 85140 are primarily served by J.O. Combs Unified School District (rated B+), which provide solid educational foundations with a range of program options.
Real Estate Market in 85140
ZIP 85140 carries a $370K median, below San Tan Valley's $453K city median - which flags this as a value zone within the city where your dollar stretches further. ZIP-level pace data is not published at this granularity; the city and county pages carry the latest verified pace figures for the broader market.
The rent-versus-buy math in 85140 is worth examining. At $1,300 monthly rent and a 4.2% annual rent-to-price ratio, an illustrative mortgage payment of roughly $1,871/month (principal and interest, assuming 20% down at a 6.5% 30-year fixed rate) runs higher than renting, which is typical for appreciating markets where buyers are paying for future equity growth rather than immediate cash flow savings. The median age of 33 in this zip skews young, meaning higher turnover and more inventory cycling through the market - good for buyers who want options.
School Districts Serving 85140
What Makes 85140 a Great Place to Live
- San Tan Mountain Regional Park trails
- Newer construction with modern floor plans
- Johnson Ranch established community
- Rapid commercial growth along Hunt Highway
Explore San Tan Valley
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About This Guide
Market analysis prepared by Incyte Realty, a Phoenix-area brokerage founded by Frank Vazquez. Pricing figures come from published market data (see the update date on this page). Questions about 85140? Incyte Realty offers straightforward market guidance with no pressure or obligation.
Incyte Realty provides honest, data-driven real estate guidance for 85140. Traditional listings and cash offer options available.