Tucson offers a wide range of residential markets, from university-adjacent neighborhoods such as Sam Hughes and Rincon Heights to suburban communities including Rita Ranch and Civano. The broader Tucson area also includes separate towns and communities such as Oro Valley, Marana, Vail, Sahuarita, and Catalina Foothills.
Latest Tucson market data shows a median listing price of about $355,000, a median sold price of $350,000, median rent of $1,368 per month, and 58 median days on market. Those citywide figures only provide a starting point. Acquisition prices, rents, property types, HOA costs, and inventory vary substantially across the area.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Key Takeaways
Tucson remains relatively accessible across several price points, but listing prices vary sharply between central neighborhoods and higher-priced communities
Rincon Heights and Rita Ranch currently sit near the lower end of the areas covered, while Catalina Foothills and Oro Valley carry higher listing-price benchmarks
University-adjacent neighborhoods have distinct renter profiles, but property type and lease structure matter more than broad neighborhood assumptions
Several locations are outside Tucson city limits, so local rules, taxes, and operating requirements can differ
Neighborhood medians are useful benchmarks, not yield estimates, because rental and for-sale inventories may contain very different property mixes
Understanding the Tucson Real Estate Market
Current Tucson data shows a market with a median listing price near $355,000 and a median sold price around $350,000. Homes spend a median of 58 days on the market, while median rent sits at roughly $1,368 per month.
That combination gives you a useful citywide baseline, but individual areas look very different. Rincon Heights has a listing median below $300,000, while Catalina Foothills sits well above $600,000. Rental medians also vary considerably across the communities in this guide.
The University of Arizona remains an important central-city anchor, particularly for neighborhoods near campus. Suburban markets farther north, northwest, southeast, and south serve different renter and owner-occupant profiles.
Market data also updates at different speeds. Each section below uses the latest available neighborhood or community figure rather than forcing every location into the same reporting period.
Rental Rules That Affect the Numbers
Arizona treats stays of fewer than 30 days as short-term lodging, which remains subject to transaction privilege tax requirements.
Within Tucson city limits, transient non-hotel short-term rentals are also subject to a 10% occupational rate. Long-term residential rentals of 30 days or more are treated differently under Arizona's current residential-rental tax rules.
Jurisdiction matters because Oro Valley, Marana, Sahuarita, Vail, and Catalina Foothills are not all governed by the City of Tucson. Local operating requirements can therefore differ across the broader metro area.
1) Sam Hughes
Market Snapshot: Current market data shows a $599,500 median listing price, $1,357 median rent, and 79 median days on market.
Sam Hughes sits immediately east of the University of Arizona and contains a mix of historic single-family homes, smaller multifamily properties, and rentals serving the broader university area.
University-Adjacent Housing
Proximity to the University of Arizona can make the neighborhood relevant to students, faculty, staff, and other renters who value access to central Tucson.
The current listing median is substantially above Tucson's citywide figure, while the reported rental median is relatively modest by comparison. That gap is one reason neighborhood-level medians should not be converted directly into an estimated property yield.
A specific address can be modeled with mogul's investment property calculator using its own acquisition price, financing, rent, expenses, and holding assumptions.
2) Rita Ranch
Market Snapshot: Latest market figures show a $347,990 median listing price, $1,897 median rent, and 65 median days on market.
Rita Ranch is a large southeast Tucson community with a predominantly suburban housing profile. Its current median listing price sits close to Tucson's overall market level.
Suburban Rental Profile
The area's combination of detached homes and a median rent near $1,900 creates a different rental profile from central neighborhoods dominated by older housing or smaller units.
Realtor.com currently shows more than 100 active for-sale listings in Rita Ranch, giving the neighborhood a deeper inventory pool than smaller markets such as Rincon Heights.
Property age, HOA obligations, lot size, and lease structure can still produce very different economics from one address to another.
3) Oro Valley
Market Snapshot: Current housing data shows a $586,750 median listing price, $531,000 median sold price, $1,670 median rent, and 65 median days on market.
Oro Valley is an incorporated town north of Tucson rather than a Tucson neighborhood. It is included because it forms an important part of the broader residential market that investors often compare with northern Tucson.
Higher-Price Suburban Market
Oro Valley's listing median sits well above Tucson's citywide figure. The market also has hundreds of active listings and a sizable rental inventory, making its housing mix broader than many individual Tucson neighborhoods.
For rental analysis, purchase price is only one variable. HOA fees, property size, maintenance, financing, and expected lease terms can materially change the economics of individual homes.
4) Rincon Heights
Market Snapshot: Local market data shows a $267,999 median listing price, $1,595 median rent, and 50 median days on market.
Rincon Heights sits just south of the University of Arizona and currently has one of the lower median listing prices among the locations in this guide.
Smaller Market, Central Location
The neighborhood's proximity to campus and central Tucson can make it relevant for several renter types, but its market is small. Current Realtor.com data shows only nine active for-sale listings.
That limited inventory matters because a handful of listings can move neighborhood medians quickly. Property-level rent, condition, layout, and operating expenses therefore carry more weight than the headline median alone.
5) Civano
Market Snapshot: Latest housing figures show a $449,000 median listing price, $2,000 median rent, and 70 median days on market.
Civano is a planned community in southeast Tucson with a distinct development history. City planning documents describe its solar village concept, including goals around energy use, water conservation, pedestrian design, and community planning.
Distinct Housing Design
That planning approach gives Civano a different physical profile from conventional subdivisions nearby.
Current market data shows a listing median above Rita Ranch while the reported median rent is slightly higher. Those neighborhood medians are useful for context, but they do not establish a property-level return because the properties represented in each dataset can differ in size and type.
6) Marana
Market Snapshot: Current Marana data shows a $475,000 median listing price, $432,450 median sold price, $1,820 median rent, and 71 median days on market.
Marana is an incorporated town northwest of Tucson with a much larger geographic footprint than a typical city neighborhood.
Larger Inventory Base
Current market data shows close to 1,000 active for-sale listings, giving Marana one of the largest inventory pools among the communities covered here.
That breadth means the town contains a wide range of housing types, ages, subdivisions, and price points. A Marana-wide median is therefore most useful as a starting benchmark rather than a substitute for address-level underwriting.
7) Vail
Market Snapshot: Current Vail data shows a $417,990 median listing price, $398,159 median sold price, $1,999 median rent, and 74 median days on market.
Vail is an unincorporated community southeast of Tucson. Its current listing median sits above Tucson proper but below Oro Valley and several higher-priced northern markets.
Southeast Metro Profile
The reported median rent is close to $2,000 per month, while the for-sale market includes more than 500 active listings.
Because Vail is outside Tucson city limits, its regulatory and operating context differs from a rental inside the City of Tucson. Financing, insurance, HOA costs, commute patterns, and individual lease economics remain property-specific.
8) Sahuarita
Market Snapshot: Current Sahuarita data shows a $359,900 median listing price, $326,990 median sold price, $1,900 median rent, and 55 median days on market.
Sahuarita is an incorporated town south of Tucson. Its listing median currently sits close to Tucson's citywide figure while its reported median rent is higher.
Southern Tucson-Area Market
The market contains nearly 500 active listings, giving it a broader inventory base than many central Tucson neighborhoods.
Its location and municipal structure make Sahuarita a different operating environment from Tucson proper. Property-level analysis should account for the individual home's expenses, HOA structure, rental strategy, and expected tenant profile rather than relying on the townwide median alone.
9) Downtown Tucson
Market Snapshot: Recent sales data shows a median sale price of about $386,000 and roughly 57 days on market, while current rental data shows median rent around $2,449.
Downtown Tucson has a more urban housing mix than most of the other locations in this guide, including condos, townhomes, historic homes, and smaller multifamily properties.
Recent sales data is based on a small number of transactions, so the median can move significantly when only a few homes sell.
Urban Access
The Sun Link Streetcar connects Downtown with Mercado San Agustín, Fourth Avenue, Main Gate Square, and the University of Arizona across a 3.9-mile route with 23 stops.
That transportation connection adds useful context for properties where access to downtown employment, entertainment, or the university is relevant.
Short-term rental economics also require careful treatment here because Tucson's transient-lodging tax structure applies to qualifying stays under 30 days.
10) Catalina Foothills
Market Snapshot: Catalina Foothills data shows a $675,000 median listing price, $1,430 median rent, and 73 median days on market.
Catalina Foothills is an unincorporated community north of Tucson with one of the higher acquisition-price benchmarks in the broader metro area.
Higher-Cost Residential Market
Its listing median is nearly twice Tucson's citywide figure, while the rental median reported by Realtor.com is substantially lower than some less-expensive communities in this guide.
That does not translate directly into a lower property return because the for-sale and rental datasets may contain different property types. It does show why individual acquisition cost, expected rent, financing, maintenance, insurance, and holding assumptions matter in higher-priced markets.
How to Compare Tucson-Area Properties
Neighborhood statistics help establish context, but individual properties create the actual economics.
A useful property-level comparison can include acquisition price, financing terms, expected rent, vacancy assumptions, HOA assessments, insurance, property taxes, maintenance, management expenses, and the planned holding period.
mogul's rental property calculator and real estate calculator can model those variables for a specific U.S. address rather than applying a neighborhood-wide yield estimate.
How mogul Supports Property-Level Research
The mogul platform combines property-level underwriting tools with fractional access to professionally vetted residential real estate.
Institutional Real Estate Experience
mogul was founded by former Goldman Sachs real estate professionals with more than $10B in experience across real estate transactions.
Less than 1% of reviewed properties pass mogul's diligence process, which includes property-level underwriting before an investment is offered on the platform. The how it works page explains the process in more detail.
Property-Specific Ownership
mogul uses property-specific investment-club LLC structures. Members purchase fractional interests in an LLC tied to an identifiable property rather than investing through a pooled portfolio.
The guide to fractional real estate explains how this ownership structure works.
Monthly Rental Income
Once a property is operational and has distributable net rental income, mogul distributes available rental income monthly based on property performance and ownership interests.
Professional property management handles day-to-day operations, while members retain asset-level exposure through their fractional ownership interests.
Historical Platform Performance
mogul's historical average IRR across platform assets is 18.8%. Historical performance does not guarantee future investment results.
First-Year Loss Protection
Qualifying new members can receive up to $10,000 loss protection on qualifying investments made during their first seven days if the aggregate return is negative after the first year.
mogul funds the protection from its own balance sheet, subject to the applicable promotion terms.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Frequently Asked Questions
What is Tucson's current median listing price?
Latest Tucson market data shows a median listing price of about $355,000 and a median sold price of roughly $350,000. Those figures cover Tucson citywide, so individual neighborhoods and nearby communities can sit substantially above or below them.
Which Tucson-area location has the lowest listing price in this guide?
Rincon Heights currently has the lowest reported listing median among the 10 areas covered, at about $268,000. Rita Ranch and Sahuarita also sit relatively close to Tucson's citywide price level, while Oro Valley and Catalina Foothills occupy higher-priced segments.
Are Oro Valley and Marana neighborhoods of Tucson?
No. Oro Valley and Marana are incorporated towns, Sahuarita is also a separate town, and Vail and Catalina Foothills are separate communities outside Tucson city limits. They are included because they form part of the broader Tucson-area housing market and are commonly compared with Tucson neighborhoods when evaluating residential real estate.
How are short-term rentals taxed in Tucson?
Arizona treats stays under 30 days as short-term lodging, which remains subject to transaction privilege tax rules. Within Tucson city limits, transient non-hotel short-term rentals are also subject to a 10% occupational rate. Other Tucson-area jurisdictions can use different local requirements.
How can you compare rental properties across Tucson?
Neighborhood medians provide useful context, but an individual property's acquisition price, expected rent, financing, HOA costs, insurance, taxes, maintenance, vacancy, management expenses, and holding period determine its actual economics. mogul's investment property calculator can model a specific U.S. address using property-level assumptions.