Tucson, AZ 85716 Real Estate Market Report

ZIP Code: 85716
Report Date: February 2026
Market Temperature: NEUTRAL
Scope: Single-Family Residential (SFR) listings and comps only

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Executive Overview

The Tucson housing market in the 85716 ZIP code reflects a median sold price of $422,500, indicating a stable market despite broader trends of softness. This price point suggests that while there is slight annual appreciation, the market is experiencing a cooling phase characterized by slower sales velocity. The elevated median days on market, currently at 212 days, further emphasizes the slower transaction pace, which may indicate a shift towards a more balanced market environment where buyers have more options and sellers need to adjust expectations accordingly.

With a median listing price of $439,000, there is a notable gap between asking prices and sold prices, suggesting potential pricing friction as sellers navigate current market conditions. The overall inventory appears elevated relative to sales activity, indicating excess supply that may contribute to ongoing adjustments in pricing strategies. As rental prices show signs of cooling with a median market rent of $1,670, this could ease pressure on renters and further influence buyer sentiment in the housing market.

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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, around 6.09% are 0.78% lower than the 6.87% average from one year ago, presenting a cost opportunity for refinancing.

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 median sold price of $422,500 indicates a stable market amidst broader softness.

2. With 212 days on market, the sales velocity is notably slower, suggesting a shift towards a more balanced market.

3. The median listing price of $439,000 reflects a significant gap compared to the sold price, indicating potential pricing friction.

4. Elevated inventory levels suggest excess supply relative to sales activity, impacting seller strategies.

5. Rental prices are cooling, with a median market rent of $1,670, which may ease pressure for renters and influence buyer sentiment.

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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.