85745
Tucson, Arizona

The 85745 market shows moderate appreciation with a median sale price of $392,500, up 6.7% year-over-year, placing it in the middle tier of Tucson submarkets. Homes are averaging 82 days on market, indicating a normalization from previous demand cycles. Only 13% of properties are closing above list price, a significant decline from peak market behavior and evidence that bidding wars have largely disappeared from this ZIP code.

These conditions favor patient buyers willing to negotiate, particularly those seeking primary residences in the sub-$400,000 range without timeline pressure. The 82-day DOM window allows for thorough due diligence and inspection contingencies that were impractical during tighter inventory periods. Sellers with equity from the 6.7% annual gain can still exit profitably, but those expecting 2021-2022 premium pricing will likely need to adjust expectations given the 13% above-list metric.

The PropIQ score of 65 signals caution rather than alarm, suggesting price growth may decelerate but not reverse in coming quarters. The 82-day absorption rate bears monitoring—extension beyond 90 days would indicate shifting leverage toward buyers. With 87% of sales at or below list price, the data points to a market finding equilibrium rather than one poised for rapid movement in either direction.