85742
Tucson, Arizona
Tucson 85742 needs watching.
The 85742 ZIP code in Tucson, Arizona has a median sale price of $362K, down -6.0% year-over-year. Homes spend an average of 89 days on market, with 13% 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 85742.
The 85742 market has shifted decisively toward buyers, with the median sale price dropping 6.0% year-over-year to $361,750. Properties now average 88.5 days on market, substantially longer than the sub-60-day absorption rates typical of balanced conditions. Only 13% of homes are selling above list price, indicating weakened demand and limited competition among buyers. This deceleration follows broader Tucson pricing pressures as inventory normalization continues through early 2026.
Price-sensitive first-time buyers gain the most leverage in this environment, with the 88.5-day marketing period providing time for due diligence and negotiation without rushed offers. Investors seeking cash-flow properties should recalibrate underwriting models downward given the 6.0% price decline eroding near-term appreciation assumptions. Sellers face headwinds, particularly those requiring quick exits, as the 13% above-list metric suggests most transactions close at or below asking price after extended market exposure.
The PropIQ score of 55 signals continued caution, suggesting stabilization remains quarters away rather than weeks. Buyers should monitor whether days-on-market extends beyond 90 days, which would indicate further price compression ahead. The sub-15% above-list-price rate typically precedes additional 3-5% valuation adjustments in similar Sunbelt markets. March and April absorption data will determine whether this ZIP has found a floor or requires another repricing cycle.
What is the median home price in 85742 Tucson?
The median sale price in 85742 is $362K, down -6.0% year-over-year as of 2026-02-28.
How long do homes stay on the market in Tucson 85742?
Homes in 85742 Tucson spend an average of 89 days on market before going under contract.
Is Tucson 85742 a good place to invest in real estate?
Folio's PropIQ™ score for 85742 is 55/100 — a Caution signal. 13% of homes sold above asking.
What does a PropIQ™ score of 55 mean for 85742?
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 85742 Tucson, Arizona.