By Dennis Riccio, REALTOR® | West USA Realty, Payson | Data through September 29, 2026
Star Valley, Arizona, offers a broader range of housing than one median price can describe. Alongside Payson, buyers will find homes in leased-space communities, manufactured homes on owned lots, site-built homes among the pines, larger parcels suitable for horses, and luxury properties. That mix is the central story in the 2026 Star Valley AZ real estate market figures.
30 residential sales · 2026 YTD • $272,500 overall median sale price • 37 active residential listings • 2 pending residential listings
January 1–September 29, 2026 sales; active and pending status as of September 29, 2026. Source: Central Arizona MLS/Flexmls residential export, Star Valley area, prepared September 29, 2026.
What happened in the Star Valley real estate market in 2026
Star Valley recorded 30 residential closings through September 29, matching the 30 closings in the same period of 2025. Total closed volume was $11,508,775, up from $7,974,050. The combined median sale price moved from $118,500 to $272,500. That last figure requires context: the market includes relatively inexpensive homes on rented spaces and substantially more expensive homes sold with land.
In 2025, 17 of the 30 sales were in leased-space communities. In 2026, that number was 14. Sales of homes on owned land increased from 13 to 16, and several high-value closings contributed to the greater sales volume. The overall median therefore reflects what sold as well as changes within either segment; it should not be read as a 130% gain in the value of a typical property.
Both periods include January 1–September 29; 30 sales in each year.
Leased-space homes and owned-land homes tell different stories
The following classification uses the MLS subdivision or park code, checked against park names and listing details. W Ranch Resort includes records coded Star Vale Mobile Home Park. The leased-space group includes Lamplighter, Houston Creek RV, Ponderosa Glen, Sky Run, Pineview, and W Ranch Resort/Star Vale. Some park homes in older listings can appear under Unsubdivided, so segment figures are an informed analysis of the supplied MLS records, not a title determination for any individual property.
Star Valley residential sales by land arrangement
Segment | 2025 sales | 2025 median | 2026 sales | 2026 median | Active Sept. 29 |
|---|---|---|---|---|---|
| Leased-space homes | 17 | $82,900 | 14 | $103,250 | 21 |
| Homes on owned land | 13 | $480,000 | 16 | $506,500 | 16 |
| All residential | 30 | $118,500 | 30 | $272,500 | 37 |
2025 and 2026 periods are January 1–September 29. The overall median is calculated from all 30 sales in each year and is not an average of the segment medians. Small samples and property mix limit year-over-year conclusions.
Median sale prices by land arrangement, same year-to-date dates.
Leased-space communities
Fourteen homes in identified leased-space communities sold for a median of $103,250 through September 29, 2026. The range was $52,000 to $250,000. The top sale in this group was a site-built home within Lamplighter whose MLS record reported lot rent; “site built” alone does not establish that the buyer owns the land. As of September 29, 21 homes in these communities were active, with a median asking price of $95,000. Asking prices are not sale prices.
A park community in Star Valley. Confirm the current space agreement, fees, age restrictions, financing options, and park rules for a specific home.
Homes with land, including manufactured and site-built homes
Sixteen homes in the owned-land group sold for a median of $506,500 in 2026, compared with $480,000 across 13 sales in the same 2025 period. This group includes manufactured homes on owned lots as well as site-built properties; those are also different comparison sets. The 2026 owned-land sales ranged from $235,000 to $1,230,000. As of September 29, 16 were active, with a median asking price of $642,000.
Wooded residential properties are another part of Star Valley’s housing mix.
Horse property and luxury homes in Star Valley
Five of the 30 residential sales in 2026 were marked “Horses: Yes” in the MLS, versus three in the comparable 2025 period. Those five 2026 sales closed between $410,000 and $895,000. An MLS horse flag is a search aid, not confirmation that a particular parcel can support a buyer’s intended number of animals, facilities, or use. Buyers should check parcel-specific zoning, water, access, improvements, and any deed or association restrictions.
At the upper end, three 2026 residential sales closed at $985,000 or more, including one at $1,230,000. With so few transactions, individual acreage, location, condition, and construction differences matter more than a townwide luxury median.
A rural property illustrates the larger-parcel market. The photo does not establish permitted animal use for that parcel.
How Many Homes for Sale in Star Valley AZ Are Available?
On September 29, buyers searching for homes for sale in Star Valley, AZ had 37 active residential listings to consider and two pending listings. Of the active listings, 21 were in identified leased-space communities and 16 in the owned-land group. A simple townwide months-of-inventory calculation would compare unlike properties and be unstable in a market averaging only a few closings per month. For a purchase or listing decision, I would examine competing homes in the relevant segment and price range.
Residential active inventory; pending listings are excluded from the bars.
What about vacant land
Vacant land is a separate market. The supplied Star Valley land export shows six active land listings and three 2026 closed land sales through September 29, with a median of $145,000 for those three sales. The small count and varied parcels make a standalone land price trend unreliable. Lot size, zoning, utilities, access, flood considerations, terrain, and whether manufactured homes or horses are permitted all need parcel-level review.
What should buyers and sellers take from these numbers
For buyers: First establish whether the price includes land. Then compare the property with similar homes in the same ownership structure, age, size, location, and condition. A $100,000 park home and a $500,000 home with acreage answer different needs and carry different ongoing costs.
For sellers: Use a comparison set that matches the property. A manufactured home on its own lot should not be priced from park-model sales; a site-built home in a leased-space community should not be priced from site-built homes sold with land. In a small market, a few unusual sales can make the combined median misleading.
Star Valley became an incorporated town in 2005 and has its own planning and zoning process. For parcel-specific uses, the Town of Star Valley provides a planning and zoning resource; the town’s history page provides local background.
Need a property-specific analysis?
I’m Dennis Riccio, a REALTOR® with West USA Realty in Payson. I can help you understand the Star Valley AZ real estate market and compare homes within the right ownership and property category, whether you are buying, selling, or evaluating acreage.
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Frequently asked questions
1. What was the median home sale price in Star Valley in 2026
Through September 29, the combined median was $272,500 across 30 residential sales. The median was $103,250 for identified leased-space community sales and $506,500 for homes in the owned-land group. Compare a specific property with its own segment.
2. Are all manufactured homes in Star Valley on rented land
No. The MLS sales include manufactured homes in leased-space communities and manufactured homes on owned lots. Verify ownership, title, and financing requirements for each property.
3. Are there horse properties in Star Valley
Yes. Five of the 30 residential sales through September 29, 2026 were marked “Horses: Yes” in the MLS. Permitted uses and the practical suitability of a particular parcel require property-specific checks.
4. Is a park home’s asking price the full cost of ownership
Usually there are additional terms to examine, including space rent, what it covers, park rules, and possible changes in fees. Obtain current documents for the particular community and home.
Data notes
Analysis by Dennis Riccio from Central Arizona MLS/Flexmls exports supplied September 29, 2026. Star Valley residential area only; 2025 and 2026 comparisons use January 1 through September 29 of each year. Current inventory is a September 29 snapshot. Residential closed counts and 2026 volume reconcile to the supplied MLS year-to-date area report. Segment grouping is based primarily on MLS subcode and park detail; park records can be inconsistently coded, particularly under “Unsubdivided.” W Ranch Resort and Star Vale Mobile Home Park are treated as the same community based on local identification. Land is excluded from residential figures. MLS information is deemed reliable but not guaranteed; records and status may change.
