85731
Tucson, Arizona

# Market Report: Tucson, AZ 85731

The 85731 ZIP code shows contradictory signals with a median sale price of $303,500 holding flat year-over-year despite extended market time. Homes are averaging 175 days on market, nearly three times the typical absorption rate in balanced conditions. Yet every property that sold during this period closed above list price, suggesting a bifurcated market where quality inventory commands premiums while other listings languish. This 100% above-ask close rate against a backdrop of stagnant pricing indicates selective buyer behavior rather than broad demand.

This market favors patient sellers with well-positioned properties and buyers willing to underwrite extended search periods. The 175-day average DOM creates negotiating leverage for purchasers on listings that exceed 90 days, while the universal above-list closes demonstrate that differentiated homes still attract competition. Investors should avoid this ZIP given the flat appreciation and extended holding periods required to achieve liquidity. Sellers with average product face meaningful time costs that may offset any above-ask premium achieved.

The PropIQ score of 57 signals deteriorating fundamentals that warrant defensive positioning. The combination of zero price growth and near-six-month market times suggests demand exhaustion, with the above-list paradox likely representing survivorship bias from withdrawn listings. Monitoring inventory accumulation and DOM trend changes over the next quarter will indicate whether this represents temporary friction or structural weakening. Price concessions typically follow extended market time by 60-90 days.