85709
Tucson, Arizona
Tucson 85709 needs watching.
The 85709 ZIP code in Tucson, Arizona has a median sale price of $715K, up +14.4% year-over-year. Homes spend an average of 42 days on market, with 0% of homes selling above list price.
Folio's PropIQ™ score of 47 signals Caution conditions. Elevated price drops and longer days on market indicate softening in 85709.
The 85709 market reports a median sale price of $715,000 as of January 2025, representing a substantial 14.4% year-over-year increase that outpaces typical Tucson appreciation. However, market velocity shows friction with properties averaging 42 days on market and zero homes selling above list price. This pricing dynamic suggests the double-digit appreciation has pushed valuations to a threshold where buyer resistance has materialized, creating a standoff between seller expectations anchored to recent gains and purchaser willingness to pay premiums.
The 42-day absorption period and absence of over-list sales create advantageous conditions for buyers with financing contingencies who can negotiate without competitive pressure. Sellers who purchased before 2024 retain significant equity cushion from the 14.4% gain and can still exit profitably with realistic pricing. Investors seeking cash-flowing rentals face challenges as the $715,000 entry point demands premium rents, while fix-and-flip operators will find limited urgency from buyers unwilling to pay above-ask in current conditions.
The PropIQ score of 47 signals deteriorating momentum, indicating the 14.4% appreciation rate is unsustainable at current demand levels. Price corrections or extended stagnation typically follow when days on market expand while list-to-sale premiums disappear. Monitoring subsequent months for increasing price reductions and further DOM extension will confirm whether this represents temporary seasonal softness or the beginning of a meaningful valuation reset in this above-median Tucson submarket.
What is the median home price in 85709 Tucson?
The median sale price in 85709 is $715K, up +14.4% year-over-year as of 2025-01-31.
How long do homes stay on the market in Tucson 85709?
Homes in 85709 Tucson spend an average of 42 days on market before going under contract.
Is Tucson 85709 a good place to invest in real estate?
Folio's PropIQ™ score for 85709 is 47/100 — a Caution signal. 0% of homes sold above asking.
What does a PropIQ™ score of 47 mean for 85709?
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 47 = Caution in 85709 Tucson, Arizona.