North Las Vegas vs San Tan Valley
The short version
- North Las Vegas is cheaper overall: prices in its metro run 3% lower than in the San Tan Valley area (BEA 2024).
- The median home costs $404,400 in North Las Vegas and $410,100 in San Tan Valley.
- Households earn more in San Tan Valley ($96,713 vs $79,542 median).
- San Tan Valley has the warmer winter: January highs of 68°F vs 59°F.
- San Tan Valley has more scorching days: 168 a year at 90°F or hotter vs 137.
- North Las Vegas is growing faster: +14.3% since 2020 vs +0%.
- Commutes are shorter in North Las Vegas (27 vs 36 minutes each way).
- Nevada has no state income tax on wages; Arizona's top rate is 2.5%.
Side by side
| North Las Vegas, NV | San Tan Valley, AZ | |
|---|---|---|
| People | ||
| Population (2025) | 296,653 | 109,189 |
| Growth since 2020 | +14.3% | n/a |
| People per square mile | 2,816 | 1,441 |
| Median age | 34.2 | 34.9 |
| Bachelor's degree or higher | 19% | 24% |
| Money and housing | ||
| Median household income | $79,542 | $96,713 |
| Median home value | $404,400 | $410,100 |
| Home value to income | 5.1× | 4.2× |
| Median rent (with utilities) | $1,705 | $2,085 |
| Metro price level (US = 100) | 100.2 | 103.3 |
| Housing price level (US = 100) | 115.5 | 121.2 |
| $75,000 elsewhere equals | $75,200 | $77,500 |
| Homeowners | 64% | 82% |
| Top state income tax | None | 2.5% |
| Combined sales tax | 8.24% | 8.54% |
| Work and commute | ||
| Average commute (minutes) | 26.7 | 36.4 |
| Work from home | 8% | 19% |
| Take public transit | 2% | 0% |
| Unemployment (2020-24 avg) | 8.5% | 4.3% |
| Poverty rate | 12.1% | 8% |
| Weather | ||
| January high / low | 59° / 41° | 68° / 42° |
| July high / low | 105° / 82° | 105° / 78° |
| Precipitation per year | 4 in | 9 in |
| Snowfall per year | 0 in | 0 in |
| Days 90°F or hotter | 137 | 168 |
| Nights below freezing | 10 | 10 |
| Comfortable months | 5 | 5 |
| Risks, air and home prices | ||
| Natural hazard risk (FEMA, county) | Very High | Relatively Moderate |
| FEMA risk score (lower is safer) | 99.6 | 93.8 |
| Good air days, 2025 | 31% | 7% |
| Home prices, past year | +2.8% | +0.8% |
| Home prices, past 5 years | +41.9% | +35.8% |
Highlighted cells are the better value where "better" is clear (lower prices, higher income, shorter commutes). Sources: Census Bureau 2025 estimates and ACS 2020-2024, BEA 2024, NOAA 1991-2020, Tax Foundation 2026.
Weather, month by month
Most comfortable months: North Las Vegas: February to April and October to November. San Tan Valley: January to April and November.
Full monthly tables: North Las Vegas weather by month and San Tan Valley weather by month.
What $75,000 is worth
A $75,000 salary in an average-priced US city buys about the same as $75,200 in North Las Vegas and $77,500 in San Tan Valley. Moving from North Las Vegas to San Tan Valley, you would need about $77,300 to match a $75,000 salary.
Moving between North Las Vegas and San Tan Valley
IRS county-to-county migration, 2022 to 2023 tax years, for the counties that contain each city. See where else people move from North Las Vegas and San Tan Valley.
Which would you pick?
One vote per person. Results show after you vote.