85641
Tucson, Arizona
Tucson 85641 needs watching.
The 85641 ZIP code in Tucson, Arizona has a median sale price of $380K, down -3.7% year-over-year. Homes spend an average of 92 days on market, with 12% of homes selling above list price.
Folio's PropIQ™ score of 55 signals Caution conditions. Elevated price drops and longer days on market indicate softening in 85641.
The Tucson 85641 market shows clear deceleration, with the median sale price settling at $379,990 after declining 3.7% year-over-year. Homes are averaging 92 days on market, substantially longer than the sub-30-day timelines seen during peak demand cycles. Only 12% of properties are closing above list price, indicating minimal competitive pressure and a shift toward buyer negotiating power in pricing discussions.
This environment favors deliberate buyers with flexible timelines who can capitalize on reduced competition and extended marketing periods. The 92-day average DOM creates opportunity for price discovery and negotiation leverage that was absent in tighter market conditions. Sellers facing must-move situations are disadvantaged, while investors seeking immediate cash flow should recalibrate pro formas to account for the 3.7% valuation contraction when modeling acquisition costs.
The PropIQ score of 55 signals neutral-to-bearish momentum, suggesting price stabilization rather than immediate recovery. With 88% of sales closing at or below list, the data indicates continued softness through the next quarter. Monitor absorption rates and any acceleration in days-on-market metrics; further DOM expansion above 100 days would confirm deepening buyer hesitancy and potential for additional price compression.
What is the median home price in 85641 Tucson?
The median sale price in 85641 is $380K, down -3.7% year-over-year as of 2026-02-28.
How long do homes stay on the market in Tucson 85641?
Homes in 85641 Tucson spend an average of 92 days on market before going under contract.
Is Tucson 85641 a good place to invest in real estate?
Folio's PropIQ™ score for 85641 is 55/100 — a Caution signal. 12% of homes sold above asking.
What does a PropIQ™ score of 55 mean for 85641?
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 55 = Caution in 85641 Tucson, Arizona.