85746
Tucson, Arizona
Tucson 85746 is stable.
The 85746 ZIP code in Tucson, Arizona has a median sale price of $280K, down -8.8% year-over-year. Homes spend an average of 83 days on market, with 26% of homes selling above list price.
Folio's PropIQ™ score of 65 signals Caution conditions. This market is holding steady. Monitor inventory shifts before committing.
ZIP code 85746 in Tucson shows clear buyer-favorable conditions with a median sale price of $280,000, down 8.8% year-over-year as of February 2026. Homes are averaging 83 days on market, indicating weakened demand velocity compared to recent market cycles. Only 26% of properties are selling above list price, suggesting limited competition and increased negotiating leverage for purchasers. This pricing correction reflects a normalization from previous peak valuations.
These conditions favor cash-position buyers and long-term investors who can absorb the -8.8% depreciation as market correction rather than structural decline. First-time buyers gain positioning power with 83-day inventory cycles allowing for thorough due diligence and multiple property evaluations. Sellers face headwinds: the 26% above-list metric indicates most transactions close at or below asking, requiring realistic pricing strategies. Investors seeking distressed opportunities should focus on properties exceeding the 83-day threshold.
The PropIQ score of 65 signals caution, indicating continued price pressure without immediate recovery catalysts. The combination of extended days-on-market and year-over-year decline suggests Q2 2026 will likely maintain buyer advantage unless inventory contracts significantly. Monitor month-over-month absorption rates and new listing volumes—stabilization requires DOM compression below 60 days and above-list transactions exceeding 35%. Current data does not support aggressive seller positioning.
What is the median home price in 85746 Tucson?
The median sale price in 85746 is $280K, down -8.8% year-over-year as of 2026-02-28.
How long do homes stay on the market in Tucson 85746?
Homes in 85746 Tucson spend an average of 83 days on market before going under contract.
Is Tucson 85746 a good place to invest in real estate?
Folio's PropIQ™ score for 85746 is 65/100 — a Caution signal. 26% of homes sold above asking.
What does a PropIQ™ score of 65 mean for 85746?
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 65 = Caution in 85746 Tucson, Arizona.