Tucson, AZ 85742 Real Estate Market Report

ZIP Code: 85742
Report Date: February 2026
Market Temperature: NEUTRAL
Scope: Single-Family Residential (SFR) listings and comps only

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Executive Overview

As of February 2026, the Tucson housing market, particularly in the 85742 ZIP code, is characterized by a median sold price of $385,000, reflecting the actual market transactions and indicating a stable valuation despite broader market fluctuations. The absence of historical sold price change data limits our ability to assess long-term trends, but the current pricing suggests a localized resilience amidst a shifting market landscape.

The market is experiencing elevated inventory levels with slower sales velocity, as evidenced by a median days on market of 158. This extended timeframe may indicate a more cautious buyer sentiment and a potential adjustment period for sellers. The median listing price stands at $434,350, which highlights a notable gap between asking and sold prices, suggesting that sellers may need to recalibrate their expectations to align with current buyer behavior.

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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, average around 5.88% to 6.38%, which is notably lower than the 6.87% average seen one year ago for property owners in this area.

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 $385,000 indicates a stable market value in the 85742 area, reflecting actual transaction activity.

2. With a median days on market of 158, the market shows signs of slower sales velocity, which may suggest a cautious buyer sentiment.

3. The median listing price of $434,350 presents a significant gap compared to the sold price, indicating potential pricing friction for sellers.

4. Rental rates are under pressure with a median market rent of $2,485, which is experiencing a down trend, contrasting with the demand signals in the area.

5. The market temperature is currently neutral, suggesting a balanced environment without strong buyer or seller advantages.

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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.