Neighborhood
San Tan Heights
San Tan Valley, Arizona US
San Tan Heights, San Tan Valley, Arizona, has a balanced but cautious investment profile with gross yield of 3.9 and a Red Flag score of 56. Pricing is about 11% above San Tan Valley and in line with Arizona, while values have edged down 0.5 over the past year. Walkability is 28 and education is in the 23rd percentile, so yield is the main strength, with modest price softness and limited access scores.
AI Summary•Updated May 2026
Area
2.65 mi²
ZIP Code
85142
County
Pinal County
State
Arizona
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024
Verified Price · Median Sale
$665,252
YoY-0.5%
Gross Rental Yield
3.9%
Listed rent · ZORI annualized
Red Flag Index
Moderate
56 / 100
Walkability Score
28
OpenStreetMap POI density · national percentile
Education Score
23 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
49
DistrictScore attractiveness · national model
San Tan Heights Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for San Tan Heights, San Tan Valley.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $665,252 | -0.5% |
| Price / Sq Ft (Verified) | $259/sqft | -0.6% |
| Asking Rent (Median) | $2,163/mo | -0.9% |
| Gross Rental Yield | 3.9% | — |
| Liquidity Score | 64 / 100 | Moderate |
| Homes Sold (Period) | 393 | +11.3% |
Is San Tan Heights Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Arizona crime context.
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Sign in to view — free What Stands Out AI Insight
Liquid resale market — liquidity 64/100
Active transaction volume — 393 homes sold last period
Wildfire risk is Very High (100/100)
Heat risk is Very High (100/100)
Insights are generated from San Tan Heights's live DistrictScore metrics.
San Tan Heights Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (Arizona-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Air Quality — PM2.5
2015–20245.1 µg/m³ Meets EPA, above WHO guideline-10.8% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the San Tan Heights centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 20% of U.S. neighborhoods.
Arizona Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 22.1 | 4.2 | -4.8% |
| 2023 | 23.6 | 4.3 | -4.4% |
| 2022 | 25.1 | 4.5 | -0.1% |
| 2021 | 25.4 | 4.3 | -8.3% |
| 2020 | 27.1 | 4.8 | -4.3% |
| 2019 | 28.8 | 4.5 | — |
Reported at the state level — the finest official US crime aggregation; San Tan Heights inherits the Arizona figures.
Radon Potential
EPAZone 2
Zone 2 — Moderate potential · San Tan Heights
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Walkability & Amenities in San Tan Heights
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI28
Car-Dependent
Walkability Score
3
Grocery
4
Dining
3
Schools
0
Universities
1
Hospitals
2
Pharmacies
7
Parks
0
Rail Transit
0
Coworking
POI counts are amenities within San Tan Heights's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
San Tan Heights vs San Tan Valley vs Arizona
How San Tan Heights benchmarks against its city and state medians.
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Sign in to view — freeBuying Property in the US as a Foreigner
Federal & Arizona tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~0.43% average effective rate (statewide average; set and collected locally).
State Income Tax
State income tax up to 2.5%; rental income is taxed at these rates.
State Capital Gains
Capital gains are taxed as ordinary income at state rates.
Transfer Tax
Real estate transfer tax: flat $2 per deed.
Assessment Cap
No Proposition 13-style assessment cap; property is reassessed at market value.
Mansion Tax / Rent Control
No statewide mansion tax or statewide rent control.
US citizens & tax residents7
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
1031 State Conformity
The state conforms to the federal 1031 like-kind exchange rules.
Foreign buyers (non-residents)5
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & Arizona property-tax guidance for foreign buyers
San Tan Heights Real Estate FAQ
San Tan Heights, San Tan Valley, Arizona, has a balanced but cautious profile based on the numbers. Gross yield is 3.9, pricing is about 11% above San Tan Valley and in line with Arizona, and values are down 0.5 over the past year. The Red Flag score is 56, with walkability of 28 and education in the 23rd percentile.
Neighborhoods near San Tan Heights
Compare San Tan Heights with nearby neighborhoods in San Tan Valley.
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