85648
Nogales, Arizona
Nogales 85648 needs watching.
The 85648 ZIP code in Nogales, Arizona has a median sale price of $275K, down -3.8% year-over-year. Homes spend an average of 84 days on market, with 21% of homes selling above list price.
Folio's PropIQ™ score of 60 signals Caution conditions. Elevated price drops and longer days on market indicate softening in 85648.
The Nogales ZIP 85648 market shows contracting conditions with a median sale price of $275,000, down 3.8% year-over-year as of February 2026. Homes are averaging 84 days on market, indicating slower absorption than peak-market periods. Only 21% of properties are selling above list price, suggesting buyers hold negotiating leverage in most transactions. This pricing environment reflects a normalization from previous appreciation cycles, with sellers accepting below-ask offers in the majority of closed deals.
These conditions favor patient buyers with financing secured and flexible timelines who can leverage the 84-day market absorption rate to negotiate. Cash investors seeking rental inventory may find entry points below replacement cost given the negative annual price movement. Sellers with equity cushions and non-urgent timelines can still transact, but those requiring quick sales or lacking price flexibility face headwinds. The 21% above-ask rate indicates premium properties or unique assets still command competition.
The PropIQ score of 60 signals caution, suggesting sideways-to-declining price action persists near-term. Monitor days-on-market trends for acceleration beyond 90 days, which would intensify buyer advantage and potentially steepen price declines. The negative 3.8% trajectory may stabilize if inventory tightens or if border-economy employment metrics improve. Current data supports a wait-and-watch posture rather than aggressive positioning in either direction until Q2 absorption patterns clarify.
What is the median home price in 85648 Nogales?
The median sale price in 85648 is $275K, down -3.8% year-over-year as of 2026-02-28.
How long do homes stay on the market in Nogales 85648?
Homes in 85648 Nogales spend an average of 84 days on market before going under contract.
Is Nogales 85648 a good place to invest in real estate?
Folio's PropIQ™ score for 85648 is 60/100 — a Caution signal. 21% of homes sold above asking.
What does a PropIQ™ score of 60 mean for 85648?
PropIQ™ is Folio's proprietary market score combining price momentum, days-on-market velocity, inventory absorption, and investment signals into a 0–100 number. Score of 60 = Caution in 85648 Nogales, Arizona.