43269 N Plum Street, San Tan Valley
480-618-1890
Real Estate Company
By Megan Williams, REALTOR® and Associate Broker | Last updated November 2026
North Creek is a Woodside Homes master plan at the southeast corner of Meridian and Germann roads, inside the Town of Queen Creek but on the Pinal County side of Meridian Road (ZIP 85140). As of November 2026, 14 North Creek homes are for sale or pending at an average list price of about $601,000, and builder starting prices run from about $435,000 to $620,000. Woodside is advertising a 4.999% rate and Risewell has a financing offer through November 30, both through their own lenders. Today's listings are below this guide.
On this page: Prices | Builders and incentives | The catch | Monthly costs | Location and schools | FAQs
| North Creek, as of November 2026 | Homes | Average list price | Price range |
|---|---|---|---|
| For sale or pending right now | 14 | $601,000 | $400,000 to $750,000 |
| For sale now, under $550,000 | 4 | $460,000 | $400,000 to $530,000 |
| For sale now, $550,000 to $650,000 | 6 | $625,000 | $599,000 to $650,000 |
| For sale now, over $650,000 | 4 | $705,000 | $675,000 to $750,000 |
| Sold in the last 12 months | 48 | $549,000 | $410,000 to $760,000 |
Source: live MLS data from our site's listing feed (North Creek streets in Queen Creek and San Tan Valley, homes built 2022 or newer), pulled November 8, 2026. The MLS labels North Creek several different ways, so we search by its street names. Counts change daily. We update this table monthly.
What that means for you: North Creek is one of the few places with a Queen Creek address where new homes still start in the $400,000s. Those are smaller three-bedroom homes of about 1,450 to 1,850 square feet. Most homes for sale right now are four-bedroom homes of about 2,400 to 3,000 square feet near $600,000 to $700,000. Forty-eight homes sold here in the last year, and new homes are averaging about $250 a square foot.
| Builder (neighborhoods) | Starting price | Advertised offer, seen Nov 7, 2026 |
|---|---|---|
| Woodside Homes (Ironwood Villages, final homes) | From $434,995; 1,612 to 1,967 square feet | "Only 2 homes left," both models. Site-wide 4.999% rate (5.737% APR) through Woodside's lender. |
| Woodside Homes (Mesquite) | From $619,995; 1,858 to 3,131 square feet | Same site-wide 4.999% (5.737% APR) offer. Listed on Woodside's Arizona page; ask us to confirm availability. |
| Risewell Homes, formerly The New Home Co. (The Estates at North Creek) | From $569,990; 2,113 to 2,960 square feet | "Stop Waiting for Someday" financing offer through Nov. 30, 2026; 3 quick move-in homes listed |
Source: woodsidehomes.com, risewellhomes.com and NewHomeSource, checked November 7, 2026. Risewell's sister neighborhood, The Villas at North Creek, is closed. Offers change weekly. Call us for today's numbers.
At this price point, the rate matters more than almost anything else, so read the fine print with us.
The lender. Woodside's 4.999% and Risewell's financing offer both run through the builder's preferred lender. You never have to use it to buy the home, but you usually do to get the rate. Jason at Blue Collar Loans can quote the same home, including FHA and VA options, so you can compare.
The rate. A 4.999% rate with a 5.737% APR means fees are built in. Ask for the loan estimate, not just the sign, and check whether the rate is fixed for 30 years.
The deadline. Risewell's offer ends November 30, 2026, and the best Woodside deals are on the last finished homes. Those may be model homes, which often come with upgrades but also with more wear.
Picture a young couple renting an apartment in Mesa who has been priced out of everything with a Queen Creek address. North Creek fits their budget, but the listing they love says "San Tan Valley" and the tax bill will come from Pinal County. They worry they missed something. We show them that North Creek is inside the Town of Queen Creek, that the town provides the water, and that the address label is just how the MLS files it. Then we compare the builder's rate with an FHA quote, because their down payment is small and the monthly number is what decides it.
We moved here from the Detroit area in 2008 and live nearby in Queen Creek. In 18 years we have sold more than 700 homes, and 20 of our 29 home sales from September 2025 to August 2026 were families relocating to Arizona. See our track record.
| Cost | What we found |
|---|---|
| HOA | Risewell estimates about $120 a month for The Estates, covering trash, recycling and common areas, plus about $590 in one-time fees at closing. Jome lists $171 or more a month for Ironwood Villages. Dues can rise under the CC&Rs. |
| CAGRD groundwater charge | Queen Creek water customers in newer subdivisions pay a Central Arizona Groundwater Replenishment District charge. In North Creek it shows up on the Pinal County property tax bill, based on last year's water use. |
| Proposed Queen Creek Water Resource Fee | $3.07 per 1,000 gallons, phased in over five years, meant to replace the CAGRD charge and move to the monthly water bill. A public hearing and possible vote is set for November 18, 2026. We will update this row after the vote. |
| Property tax | Risewell lists a base tax rate of 0.85% and Jome lists 0.64% or more. The bill comes from Pinal County, and we get an estimate for your lot. |
| Special districts | We did not find a community facilities district for North Creek. Check the "special district" lines on the public report. |
Source: risewellhomes.com and Jome, checked November 7 and 8, 2026; Town of Queen Creek CAGRD page; Queen Creek Independent, September 7, 2026. Confirm the current figures on your lot's public report.
What that means for you: on a $600,000 home, a tax rate near 0.85% is about $425 a month, plus about $120 to $171 for the HOA. Add those to the builder's payment quote before you decide what you can afford.
North Creek sits at the southeast corner of Meridian and Germann roads. Meridian Road is the county line, so North Creek is in Pinal County even though it is inside the Town of Queen Creek, which annexed the land in 2018. Some MLS listings say San Tan Valley, and the ZIP is 85140. The town's 2020 staff report shows about 195 acres and 738 approved lots. Builders list a pool, basketball, bocce and pickleball courts, and a playground. San Tan Mountain Regional Park is to the southwest.
Builders list J.O. Combs Unified School District, with Ranch Elementary, Combs Middle and Combs High. Busing is only for students who live past the walking distance, so we confirm the schools and bus rules by address. The town's staff report names the Town of Queen Creek as the water provider. Queen Creek is not yet on the state's list of providers with a designated 100-year water supply; the town has bought Harquahala Valley water and is aiming for that by 2031. Pinal County has tight limits on new groundwater for future subdivisions, but North Creek's lots are already platted, and your public report shows the water status for your lot.
KB Home's coming-soon Olea Groves is planned about four miles south, also near Meridian Road.
Do I have to use the builder's lender to get the incentives at North Creek?
Not to buy the home, but the 4.999% Woodside rate and Risewell's financing offer both use the builder's lender as of November 2026. Compare against an outside quote, including FHA or VA.
Can I bring my own agent to North Creek, and who pays them?
Yes. The builder normally pays the buyer's agent, but most builders require your agent to be registered on your first visit. Call us before you tour.
What will my monthly cost be, including HOA and taxes?
Plan for your mortgage, about $120 to $171 a month in HOA dues, Pinal County property tax, and the CAGRD charge or the new water fee if it passes. We pull exact figures for your lot.
Are there quick move-in homes, and how long does a build take?
Yes. Risewell listed three quick move-ins and Woodside had its last Ironwood Villages homes in November 2026. A to-be-built home takes months, and the contract gives a window, not a firm date.
Should I get an inspection on a brand-new North Creek home?
Yes. We recommend an independent home inspection before closing, even on a brand-new home, so the builder fixes problems while it still has to. Risewell lists a one-year workmanship and two-year systems warranty, and we help you file claims in time.
Want to tour North Creek with someone on your side? Call or text Megan & Jason Williams at 480-618-1890 or schedule a callback. See all new construction in Queen Creek, new construction in San Tan Valley, Olea Groves, our new construction guide, or our relocation guide.
Copyright 2026 Arizona Regional Multiple Listing Service, All rights reserved. The data relating to real estate for sale on this website comes in part from the Arizona Regional Multiple Listing Service. All information deemed reliable but not guaranteed and should be independently verified. All properties are subject to prior sale, change or withdrawal. Neither listing broker(s) nor Arizona Regional Multiple Listing Service shall be responsible for any typographical errors, misinformation, misprints and shall be held totally harmless.
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