Pinal County Multifamily Buyer
Sell Your Commercial Property In Pinal County, AZ
Pinal County lies between the Phoenix and Tucson metros and includes Casa Grande, Maricopa, San Tan Valley, and Eloy. New manufacturing plants and spillover growth from the Valley are adding renters to a market historically built around single-family homes and small apartment properties.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Cities We Cover: Casa Grande · Maricopa · Queen Creek · Apache Junction — County seat: Florence
Pinal County
Where We Buy In Pinal County
We evaluate apartment buildings of 5+ units across Pinal County — in each city below, plus smaller towns and unincorporated areas countywide.
Local Market Data
Pinal County Apartment Market
Figures gathered October 2026 from public market data.
If you plan to sell commercial property in Pinal County, AZ, you are selling into a county where owners, not renters, dominate household tenure: 132,318 of 161,917 occupied households are owner-occupied, an 81.7% share, against 29,599 renter households, or 18.3%, in the 2020-2024 ACS. Pinal County's median gross rent reached $1,537, up 44.5% from $1,064 in the 2015-2019 survey.
Population grew 8.4% to 469,006 residents over that span, while renter households fell 10.0% to 29,599. Employment climbed 21.7% to 191,997 jobs, and median household income rose 38.0% to $80,266. Casa Grande and Apache Junction hold most of Pinal County's existing apartment stock, while Maricopa and Queen Creek have grown fast but stayed largely owner-occupied, shaping where multifamily demand concentrates across the county.
Population growth
Pinal County's population grew 8.4% to 469,006 residents between the 2015-2019 and 2020-2024 ACS periods, per the Census Bureau.Employment gains
Employment in Pinal County rose 21.7%, from 157,798 to 191,997 jobs, between the 2015-2019 and 2020-2024 American Community Survey periods.Fast-growing suburbs
Queen Creek and Maricopa, two of Pinal County's fastest-growing cities, posted median household incomes of $141,978 and $96,391 in the 2020-2024 ACS.Who rents in Pinal County
Owners dominate household tenure in Pinal County, AZ, holding 132,318 of 161,917 occupied households, or 81.7%, in the 2020-2024 ACS. Renters account for the remaining 29,599 households, an 18.3% share, well below many metro counties. Pinal County added residents fast: population climbed 8.4% from 432,793 to 469,006 between the 2015-2019 and 2020-2024 surveys. Renter households, however, fell 10.0% over that period, dropping from 32,898 to 29,599, as new arrivals skewed toward ownership.
Casa Grande carries the largest renter pool among covered Pinal County cities, with 5,884 renter households and a 27.2% renter share. Apache Junction follows at 20.9% renters, while Maricopa and Queen Creek, two of Pinal County's fastest-growing communities, run renter shares of 16.4% and 9.8%. Only 3.0% of Pinal County's housing stock sits in buildings of 5+ units, concentrated mainly in Casa Grande and Apache Junction.
Rents, growth and affordability
Pinal County's median gross rent rose 44.5%, from $1,064 to $1,537, between the 2015-2019 and 2020-2024 ACS periods. Employment in Pinal County grew 21.7% over the same stretch, from 157,798 to 191,997 jobs, and median household income climbed 38.0% to $80,266. Rent growth outpaced both, signaling tightening demand for Pinal County's limited rental stock.
Rent burden runs high across Pinal County: 46.8% of renters paid 30% or more of income on gross rent in the 2020-2024 ACS. HUD's FY2027 two-bedroom Fair Market Rent for the Phoenix-Mesa-Chandler, AZ MSA, which covers Pinal County, is $1,734, effective October 1, 2026, or $197 above the county's median gross rent. Units in 5+ unit buildings grew just 5.0%, from 5,312 to 5,575, well behind rent growth, while Pinal County's rental vacancy rate sits at 6.9%.
That combination of fast rent growth, limited new apartment supply and a below-average vacancy rate points to a landlord-favorable rental market across Pinal County, even as the county remains majority owner-occupied overall.
City-by-city comparison
Queen Creek posts the highest rent among covered Pinal County cities at $2,210, alongside the lowest renter share, 9.8%. Casa Grande holds the opposite profile: a $1,386 median rent, a 27.2% renter share and the highest vacancy rate on the table, 12.2%. Apache Junction's 1.0% rental vacancy rate is the tightest in Pinal County, despite a below-average $1,146 median rent.
| City | Median gross rent | Renter share | Share of units in 5+ buildings | Rental vacancy |
|---|---|---|---|---|
| Casa Grande | $1,386 | 27.2% | 9.7% | 12.2% |
| Maricopa | $1,998 | 16.4% | 0.7% | 6.0% |
| Queen Creek | $2,210 | 9.8% | 2.9% | 4.7% |
| Apache Junction | $1,146 | 20.9% | 6.8% | 1.0% |
Maricopa combines a $1,998 median rent with just 0.7% of its housing stock in 5+ unit buildings, reflecting its single-family-dominated growth pattern. Casa Grande and Apache Junction carry most of Pinal County's existing apartment stock, at 9.7% and 6.8% of units in 5+ buildings respectively.
Property taxes and assessment in Pinal County
Arizona classifies most rental residential property in Pinal County, including apartment buildings, as Class 4 under A.R.S. Section 42-12004, assessed at 10% of full cash value or limited value under A.R.S. Section 42-15004. Limited property value can rise a maximum of 5% a year under A.R.S. Section 42-13301, which caps how fast a Pinal County assessment climbs even after a strong sale price.
Pinal County sets its own tax rate annually against these assessed values; the county assessor's office can confirm the parcel-specific rate, since figures vary by jurisdiction and tax area within the county.
Arizona law also preempts local rent control. A.R.S. Section 33-1329 bars cities and towns in Pinal County from capping rents, except for state- or city-subsidized housing, which keeps rent-setting power with ownership.
What this means if you sell in Pinal County
When you sell commercial property in Pinal County, AZ, you are selling into a market where renter demand is concentrated in a few cities rather than spread evenly. Casa Grande and Apache Junction hold most of the existing 5+ unit stock, while Maricopa and Queen Creek have grown fast but stayed mostly owner-occupied. Buyers weigh that concentration heavily: a Casa Grande building at 12.2% vacancy carries different risk than an Apache Junction property in a 1.0% vacancy market.
Rent growth of 44.5% since 2015-2019 outpaced the 5.0% growth in 5+ unit stock, which supports current rents but also means buyers will scrutinize how much further rent can climb against the county's $80,266 median household income. Property tax assessments reset under Arizona's Class 4 rules, so a strong sale price can carry into the next assessed value.
As a multifamily buyer in Pinal County, we evaluate 5+ unit properties from Casa Grande to Queen Creek on current numbers. Send a current rent roll, a T-12 and your latest tax statement, and we will price the property accordingly.
Local Knowledge
Selling Multifamily In Arizona
What we factor into every Pinal County offer:
More about Arizona →- Arizona caps security deposits at 1.5 months' rent, refundable within 14 business days after move-out under A.R.S. Section 33-1321.
- Pinal County's 6.9% rental vacancy rate and 46.8% rent burden shape how buyers underwrite occupancy risk.
- Rental residential assessments use Class 4's 10% ratio, with limited value capped at 5% annual growth under A.R.S. Section 42-13301.
- Arizona law preempts local rent control; A.R.S. Section 33-1329 leaves rent-setting to owners statewide.
Property Tax
Property Tax In Pinal County For Apartment Owners
Homeowners in Pinal County pay a median of $1,636 a year in property tax on a median home value of $349,000, an effective rate of about 0.47%, according to the Census Bureau’s 2020-2024 American Community Survey. That is about the same as the Arizona statewide average of 0.48%.
How property tax works in Arizona: classes, assessment and appeals →Estimate a building’s tax bill with the property tax calculator →
- Those figures describe owner-occupied homes. An apartment building can be assessed on a different basis or in a different class, so its bill as a share of value may differ.
- A sale can reset the assessed value. Before you price a Pinal County building, check how Arizona reassesses property after a transfer and model the buyer’s new tax bill.
- Pull the actual tax bill from the Pinal County assessor or tax collector. City, school and special-district levies stack on top of the county rate.
Seller Guides
Selling In Pinal County? Common Situations We Handle
Learn More
Taxes & Rules For Pinal County Property
The Arizona rules that shape any deal in Pinal County: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Our Buy Box
What We Buy In Pinal County
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
How Selling To Us Works
- 01
Submit The Deal
Send the address, unit count, asking price, and a rent roll or T-12 if you have them.
- 02
Initial Review
We review it against our buy box and give clear feedback — typically within 48 hours.
- 03
Underwriting & LOI
If it fits, we underwrite in detail and submit a written letter of intent.
- 04
Diligence & Close
Inspections and financing on the agreed timeline, then a professional, predictable closing.
Pinal County Seller FAQ
What is the median rent in Pinal County, AZ?
Pinal County's median gross rent was $1,537 in the 2020-2024 American Community Survey, up 44.5% from $1,064 in the 2015-2019 survey. HUD's FY2027 two-bedroom Fair Market Rent for the Phoenix-Mesa-Chandler MSA, which covers Pinal County, is $1,734, effective October 1, 2026.
What share of Pinal County residents rent versus own?
Renters hold 29,599 of 161,917 occupied households in Pinal County, an 18.3% share in the 2020-2024 ACS. Owners hold the remaining 81.7%, a higher ownership rate than many Arizona counties, concentrated outside Casa Grande and Apache Junction.
Does Arizona allow rent control in Pinal County?
No. A.R.S. Section 33-1329 bars cities and towns, including those in Pinal County, from enacting rent control, except for state- or city-subsidized housing. Market conditions, not local ordinance, set rents across Pinal County's cities.
How do I sell commercial property in Pinal County, AZ?
Selling commercial property in Pinal County starts with a current rent roll, a trailing 12-month operating statement and your latest tax bill. Buyers weigh Pinal County's 6.9% rental vacancy rate and city-level gaps, from Apache Junction's 1.0% vacancy to Casa Grande's 12.2%, before pricing a multifamily property.
How do I sell commercial property in Pinal County, AZ?
Send the address, unit count, and any financials. We review Pinal County apartment buildings of 5+ units, give feedback typically within 48 hours, and follow with a written letter of intent if it fits.
Do you buy apartment buildings throughout Pinal County?
Yes. We evaluate multifamily properties across Pinal County, including Casa Grande, Maricopa, Queen Creek, and Apache Junction, as well as smaller towns and unincorporated areas. Every property is reviewed on its own fundamentals.
What size Pinal County properties do you buy?
Apartment buildings and income-producing residential properties with 5 or more units. Our sweet spot is 15–25 units, and we review larger communities with capital partners.
Will you buy a property that needs work or has high vacancy?
Yes. We underwrite value-add, mismanaged, and distressed properties as they are today — no repairs or lease-up required before selling.
Can I sell rental property in Pinal County with tenants in place?
Yes. We buy apartment buildings with tenants in place and keep existing leases intact. As a commercial real estate buyer focused on 5+ unit properties, we underwrite the current rent roll as it stands.
Do I need a broker to sell my apartment building in Pinal County?
No. You can work with us directly, or your broker can bring the deal to us. Either way, conversations stay confidential.
How do property taxes factor into a Pinal County offer?
Property is assessed at the county level (the county seat is Florence), within Arizona rules. Arizona property taxes are based on the Limited Property Value, which can increase by no more than 5% per year. That cap makes post-sale taxes more predictable, and we model it directly in our offers.
Submit A Deal
Have A Property In Pinal County?
Tell us about it. Owners, agents, brokers, and deal finders are all welcome — conversations are confidential.
