85755
Tucson, Arizona

The 85755 market has entered a cooling phase, with the median sale price holding at $523,000 but declining 0.4% year-over-year—a reversal from the appreciation seen in most Tucson submarkets. Properties are averaging 85.5 days on market, significantly above the metro's 60-day benchmark, while only 6% of homes are commanding above-list offers. This represents a fundamental shift from seller-dominated conditions to a market where inventory is absorbing at a measurably slower pace than in previous quarters.

Buyers gain meaningful negotiating leverage in this environment, particularly those without financing contingencies who can move decisively on the 94% of properties selling at or below list price. The extended 85-day marketing period allows for thorough due diligence and multiple property evaluations before commitment. Sellers face headwinds and should avoid this market unless relocation or financial circumstances force a transaction, as the negative price trajectory and sluggish absorption suggest continued pressure on valuations through the current quarter.

The PropIQ score of 55 signals caution rather than crisis, indicating stabilization below previous peaks rather than freefall. The combination of flat pricing and elevated days-on-market suggests we're establishing a new baseline after post-pandemic volatility. Monitor month-over-month inventory levels and the percentage of price reductions; if days-on-market extends beyond 90 and reductions exceed 40% of active listings, expect the year-over-year decline to accelerate beyond the current 0.4% contraction.