Tucson, AZ 85716 Real Estate Market Report

ZIP Code: 85716
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

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.

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Key Findings

1. The primary market-value signal is the $350,000 median sold price, which represents recent completed transactions and should be treated as the best indicator of current market value and pricing power for SFR and condo assets in the area.

2. The $315,000 median listing price versus the $350,000 median sold price suggests a pricing dynamic where realized sale prices are above typical asking levels; this may indicate sellers are achieving premiums relative to listed expectations, and agents should validate pricing strategy against contract terms and appraisal outcomes.

3. The market is showing a neutral market temperature with a flat year-over-year price trend while interest rate pressure is elevated and rent is trending down year-over-year; this combination suggests a balanced sales market but elevated financing costs that may temper buyer activity—monitor mortgage-rate movement and underwriting standards for short-term liquidity risk.

4. The $229 per sq ft median price alongside a $1,000 median market rent provides current unit-level pricing context for underwriting and comps; investors should use these raw metrics for comparative analysis but avoid deriving yields or cap rates without parcel-level rent, expense, and vacancy inputs.

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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 85716 Real Estate Market Report

ZIP Code: 85716
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.

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Key Findings

1. 172,000 — The median sold price is the primary indicator of market value and recent transactions in ZIP 85716; given a median listing price of 245,000, this spread suggests notable pricing friction between seller expectations and recent sales that appears to be moderating.

2. 612 — The median days on market is long, which indicates slower sales velocity and suggests liquidity is muted; this may indicate buyers are selective and transactions are taking longer to negotiate rather than rapid turnover.

3. 212 — The median price per square foot and a median market rent of 895 together imply pricing that may be attractive for certain value buyers, but rent year-over-year trend is down, which may reduce investor cash-flow incentives in the near term.

4. elevated interest rate pressure — With interest rate pressure flagged as elevated and the broader market temperature labeled neutral, expect cautious buyer behavior; pricing is currently flat year-over-year, so targeted price adjustments and realistic marketing timelines are the recommended tactical approach.

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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.