Tucson, AZ 85712 Real Estate Market Report

ZIP Code: 85712
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on single-family residential (SFR) properties. Metrics are calculated from recent sales and active listings within the past 90 days.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

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Property Taxes

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Liquidity & Velocity

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Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in Tucson, AZ are averaging 6.4%, which reflects the prevailing market cost for property owners in this area as of May 2026.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. The neighborhood's median sold price is 297,000, which should be treated as the primary indicator of current market value and recent transaction activity, while the median listing price is 275,000, indicating a notable divergence between asking prices and completed sales that agents should reconcile when pricing new SFR or condominium listings.

2. Median days on market is 429, which signals slower sales velocity and suggests caution for sellers expecting quick turnovers; pricing discipline and targeted marketing may be required to maintain saleability under these conditions.

3. Market temperature is neutral and price year-over-year trend is flat, implying a balanced buyer-seller dynamic where small pricing differentials or condition-driven concessions can determine transaction outcomes rather than broad market tailwinds.

4. Median market rent is 975 and rent year-over-year trend is down, while interest rate pressure is elevated with current 30-year fixed mortgage rates averaging 6.4%, which together point to softer near-term rental pricing and ongoing affordability headwinds that may keep some buyer demand subdued.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.

Tucson, AZ 85712 Real Estate Market Report

ZIP Code: 85712
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on condominium properties. Metrics are calculated from recent condo sales and active listings within the past 90 days.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

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Property Taxes

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Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

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Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in Tucson, AZ are averaging 6.4%, which reflects the prevailing market cost for property owners in this area as of May 2026.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. $183,424 median sold price is the primary indicator of realized value in 85712 and suggests the market's transaction level is anchoring around this figure; neutral market temperature and the flat price year-over-year trend support a broadly balanced pricing environment.

2. There is a noticeable gap between $129,900 median listing price and the $183,424 median sold price, which may indicate pricing dispersion and pricing friction between seller expectations and final transaction outcomes.

3. The 582 median days on market points to materially slower sales velocity and suggests longer time-to-contract, which may reflect buyer selectivity and elevated financing costs rather than immediate distress.

4. Rental dynamics are softer: $950 median market rent combined with a rent year-over-year trend of down and elevated interest rate pressure at 6.4% for 30-year fixed mortgages implies constrained rental upside and continued affordability headwinds for buyers and investors.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.