85748
Tucson, Arizona

# Market Report: ZIP Code 85748, Tucson, AZ

The 85748 market shows clear deceleration with the median sale price at $362,500, down 11.9% year-over-year as of February 2026. Homes are averaging 58.5 days on market, indicating a slower absorption rate than the acute seller's market of previous years. Only 18% of properties are closing above list price, suggesting bidding competition has largely evaporated and buyers now hold meaningful negotiating leverage in most transactions.

This environment favors patient buyers with financing already secured who can capitalize on the 82% of homes selling at or below asking price. Primary residence buyers gain the most advantage, as they can negotiate inspections and contingencies that were previously waived. Sellers facing immediate liquidity needs or holding properties beyond 60 days should consider the 11.9% price correction when setting expectations, while speculative investors may find limited upside given current downward momentum.

The PropIQ score of 60 signals caution rather than crisis, indicating stabilization risk remains elevated but catastrophic decline is not projected. The key metric to monitor is whether days on market extends beyond 65-70 days, which would suggest further price compression ahead. If the 18% above-list figure drops below 15% in coming months, expect the year-over-year decline to steepen beyond the current 11.9% trajectory.