Pinal County Just Unlocked Thousands of Home Permits in Arizona – Here’s What Actually Changed

Written by:

Alejandra Rodriguez

Date:

01 Apr 2026

Share

Share via Facebook

Share via Linkedin

Share via X

Copy to clipboard

For nearly a decade, large sections of Pinal County, Arizona, were at a standstill. Developers owned land and buyers wanted new homes, yet progress was blocked. The reason was clear: without state approval for water certificates, new subdivisions could not break ground. Then, in 2024, the county issued more than 3,000 single-family housing permits, leading Arizona in new home starts and signaling a shift in the region’s housing market.

What triggered this change? And what does it mean for buyers, sellers, and investors in the Casa Grande area? Stephen Miller, District 3 Supervisor on the Pinal County Board of Supervisors, has followed these developments closely and shared his perspective on what actually moved the market forward.

Why Pinal County’s Housing Market Stalled

The freeze began around 2013, when the Arizona Department of Water Resources effectively stopped issuing Certificates of Assured Water Supply for much of Pinal County. These certificates are mandatory for developers to obtain permits for new single-family subdivisions. Without them, dozens of applications were left “incomplete,” with no clear explanation from the state about what was missing or how to resolve it. “Trying to understand what was not complete about the application was the difficult challenge,” Miller says.

During this period, builders who owned land in central and southern Pinal County, including Casa Grande and Eloy, could not move forward with new projects, even as demand for housing increased. Meanwhile, northern Pinal County, especially around San Tan Valley, continued to see construction. Those areas operated under different water regulations and had banked permits from earlier years, allowing development to continue. The result was a divided market: the north boomed, while central and southern areas stalled.

How Permits Were Unlocked in 2024

Three key developments combined to restart building activity this year.

First, the city of Casa Grande had a backlog of roughly 20,000 lots with water certificates already approved before the freeze. Builders worked through this inventory over the years, so construction didn’t stop entirely, even as new approvals were unavailable.

Second, developers shifted their focus to rental housing. Under current rules, apartments and build-to-rent single-family homes do not require water certificates. Landowners who could not get subdivision approvals for traditional homes instead launched rental projects. Many of the 3,000-plus permits issued in 2024 were for rentals rather than homes for purchase.

Third, new state legislation enabled the conversion of agricultural water rights to urban use, provided the Pinal Active Management Area achieved “designated” status with state water authorities. That milestone was reached, creating a new legal path for developers to secure water for housing. “There’ll be some water activity of some type going on here,” Miller says.

While these changes did not resolve all water-related challenges, they made it possible for more projects to move forward.

Implications for Home Buyers

If you’re searching for a home in Pinal County now, expect to see more rental inventory than owner-occupied subdivisions in the near term. Most new construction will be apartments and build-to-rent communities until water certificate approvals for traditional subdivisions become routine again.

Buyers who want to own should focus on developments where water rights are already secured, particularly within city limits like Casa Grande or Coolidge. Projects in these areas can proceed without delays related to water approval.

If you’re interested in land or new construction in unincorporated areas, be prepared for a longer wait. These projects face ongoing hurdles as developers work through water sourcing and state regulatory processes.

What Sellers Need to Know

If you own a home in an established subdivision with water certificates, your property is more valuable in today’s market. Buyers seeking to own rather than rent have fewer new options, which can support resale values in existing neighborhoods.

For sellers of land, expect water rights to be the first question from any buyer. Having clear documentation ready can speed up sales and negotiations.

Investor Considerations

Rental housing is currently the most active segment in Pinal County. With few new single-family subdivisions coming online, demand for rentals remains high, especially as new residents move to the area for manufacturing and logistics jobs.

However, rental markets tend to have higher tenant turnover than owner-occupied neighborhoods. Miller notes, “Housing rentals are a very transient type of scenario.” Investors should factor this into their cash flow and vacancy projections.

For those looking at longer-term opportunities, keep an eye on San Tan Valley. Recently incorporated as a city, it transitioned from 100,000 residents in the county to a self-governing municipality in a single move—the largest city incorporation in U.S. history. This change brings new infrastructure and services, along with the potential for significant growth, which could reshape the housing market in northern Pinal County.

What Comes Next

Pinal County’s housing market is active again, but the landscape has changed. Rentals now dominate new construction, while traditional subdivisions remain limited by water approvals. For anyone buying, selling, or investing, the most important factor is whether a project has secured its water supply—this determines which developments can move quickly and which will face delays.

Miller remains optimistic that solutions will continue to emerge, saying, “We’re problem solvers. We’re going to figure out how to do that one way or another.”

About the Expert: Stephen Miller is the District 3 Supervisor on the Pinal County Board of Supervisors and a former chairman. He represents Casa Grande, Coolidge, Eloy, and the surrounding areas. Before entering public service, Miller worked as a contractor building residential and commercial projects.

This article is based on information provided by the expert source cited above. It is intended for general informational purposes only and does not constitute legal, financial, or real estate advice. Readers should conduct their own research and consult qualified professionals before making any real estate or financial decisions.