Mattamy Homes · San Tan Valley, AZ 85140

Ware Farms Parcel 1b

New construction community in San Tan Valley, Arizona. 4 active listings · $410K – $481K · 1,535 – 2,286 sq ft.

New construction homes at Ware Farms Parcel 1b by Mattamy Homes in San Tan Valley, Arizona range from $410K to $481K as of August 2026, with 4 active listings, based on ARMLS data.

$410K – $481K

Price Range

1,535 – 2,286

Sq Ft Range

3 bed

Bedrooms

2–3 bath

Bathrooms

Active Listings

Yes

Community Pool

What the sold data says

New construction here is more negotiable than the sales office lets on

Across the Phoenix metro, 65% of new-construction homes cut their price before selling, averaging a $27,289 reduction. 43% sold below their final list price, and the typical home took 43 days to go under contract.

65%

cut price before selling

$27K

average reduction

43%

sold below list

median days on market

Lot Sizes

5,761 – 6,001 sq ft (0.13–0.14 acres)

School District

ElementaryEllsworth

Jr. HighJ O Combs Middle

High SchoolCombs High

Location

San Tan Valley, AZ 85140

Get the details on Ware Farms Parcel 1b

Pricing, availability, and current incentives, without going through the builder's sales office.

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Same community, other builders

Who else is building in Ware Farms

You're looking at Mattamy Homes. These builders also have homes in Ware Farms, same location, different product and price. Representation is free either way.

Tri Pointe Homes from $425K Pulte Homes from $426K David Weekley Homes from $458K

Willing to look elsewhere?

The same layout is cheaper in other communities

If you're open on location, Mattamy Homes builds some of these same plans in other communities, sometimes for a lot less. The price gaps usually come down to land and location, not the house itself. Here's where each one shows up, what it runs, and how far it is from here.

Brandy

3 bed · ~1,760 sq ft

$473K – $481K across 2 communities

Ware Farms Parcel 1b here$481K

Empire Pointe Parcel 10~3 mi away$473K–$480K

See the full Brandy floor plan page, with map →

Copper

3 bed · ~1,815 sq ft

$409K – $502K across 3 communities

Ware Farms Parcel 1b here$460K

Tyler Ranch Phase 2~61 mi away$409K

Empire Pointe Parcel 10~3 mi away$495K–$502K

See the full Copper floor plan page, with map →

Sepia

4 bed · ~2,164 sq ft

$421K – $543K across 2 communities

Tyler Ranch Phase 2~61 mi away$421K

Empire Pointe Parcel 10~3 mi away$543K

See the full Sepia floor plan page, with map →

Buyer questions, answered from the data

How much do new homes in Ware Farms Parcel 1b cost?

New homes at Ware Farms Parcel 1b have a median asking price of $481K as of August 2026, or about $267 per square foot, with prices ranging from $410K to $481K across 4 active ARMLS listings.

Which builders are building in Ware Farms?

4 builders currently have new homes in Ware Farms: Mattamy Homes, Tri Pointe Homes, Pulte Homes, and David Weekley Homes, as of August 2026.

How many new homes are available in Ware Farms Parcel 1b right now?

There are 4 new construction homes actively listed at Ware Farms Parcel 1b in San Tan Valley, AZ as of August 2026.

Are new home prices negotiable in Ware Farms Parcel 1b?

Across the Phoenix metro new-construction market, 65% of homes that sold cut their price before closing, averaging a $27,289 reduction, and 43% sold below their final list price. New construction is more negotiable than builder sales offices suggest.