85718
Tucson, Arizona

The 85718 ZIP code is showing market correction signals, with the median sale price reaching $720,000 while declining 0.7% year-over-year. Properties are averaging 72 days on market, indicating normalized absorption rates compared to pandemic-era velocity. Only 15% of homes are closing above list price, down from the competitive peaks that characterized 2021-2023, suggesting seller pricing power has materially weakened. This repricing phase reflects broader Tucson deceleration as rate-sensitive buyers recalibrate expectations.

Current conditions favor patient buyers with financing secured and flexible timelines to negotiate. The 72-day marketing period provides sufficient runway for inspection negotiations and price discussions that were impossible when inventory cleared in under 30 days. Sellers with equity cushions and non-distressed timelines can still transact at $720,000 median, but those requiring quick exits face a market where 85% of buyers won't exceed list price. Investors seeking cash-flow properties should model conservative appreciation assumptions given the negative year-over-year trajectory.

The PropIQ score of 55 signals elevated caution, suggesting further price discovery ahead rather than imminent recovery. This borderline rating indicates monitoring requirements around inventory accumulation and days-on-market expansion, both leading indicators of additional downward pressure. Buyers should track whether the 72-day average extends beyond 90 days, which would confirm demand deterioration. The -0.7% decline may steepen if mortgage rates remain elevated or local employment conditions soften through Q2 2026.