Your Guide to Tucson Real Estate: Everything You Need to Know Before Moving
As a real estate agent in Tucson, Arizona, one of the top questions I hear from both buyers and sellers is: What’s happening in the Tucson real estate market?
Right now, Tucson’s market is shifting. Inventory is growing as more sellers put their homes up for sale, giving buyers more choices. Demand has softened compared to the red-hot market of the past few years, leading to a more balanced market. Sellers need to price their homes competitively and be more open to offers with contingencies and requests for seller concessions, like helping to cover buyer closing costs.
For buyers — especially cash buyers — this means more negotiating power than we’ve seen in a long time. Whether you’re buying, selling, or investing, now is a fantastic time to explore your options. I'd love to guide you through the process!
Best Neighborhoods to Live in Tucson – Where Should You Buy?
One of the questions I get several times a week is: What are the best neighborhoods to live in Tucson?
Tucson has an incredible variety of communities.
Central neighborhoods like Old Fort Lowell, Sam Hughes, Poets Square, and Winterhaven offer charming architecture and proximity to restaurants, shopping, parks, clinics, museums, and the zoo.
Catalina Foothills is perfect for stunning mountain views, an excellent school district, and a range of homes from high-end condos to luxury estates.
Suburbs like Green Valley, Oro Valley, Dove Mountain, and Vail offer active adult communities for 55+ residents.
Sahuarita gives you a genuine small-town feel.
If you love the outdoors, the far east and west sides of Tucson get you close to the breathtaking Saguaro National Parks and endless hiking trails.
It all comes down to your priorities — whether that’s schools, outdoor activities, or urban amenities. Luckily, I work in all these areas and can help you find the perfect fit!
Does Tucson Have Enough Water for the Future?
Sahuarita Arizona
Another top concern for those moving here: Is there enough water in Tucson?
While I’m not a water specialist, I can share that Tucson has long been a leader in water conservation. We rely on a combination of groundwater, reclaimed water, and water from the Central Arizona Project, which brings in Colorado River water.
Tucson Water also offers rebates for water-saving upgrades, such as rainwater harvesting systems. The city is actively planning for long-term sustainability, and if you’re curious, check out the City of Tucson Water Conservation page for more details.
Wildfire Risk in Tucson – Should You Be Concerned?
Clients from California, Oregon, and Washington often ask me about wildfire risk.
While wildfires can happen, Tucson is less prone to large-scale fires compared to other parts of Arizona. In my 44 years living here, we've had only two major wildfires on Mount Lemmon:
The Aspen Fire (2003) burned 85,000 acres and destroyed about 340 structures — but it never reached Tucson itself.
The Bighorn Fire (2020), caused by a lightning strike, burned nearly 120,000 acres, but fortunately, no homes or businesses were lost.
Although desert living means being mindful of fire risk, it’s reassuring that major fires are rare here.
How Safe is Tucson? – Crime Rates & Safety Tips
Naturally, safety is a big concern when moving anywhere.
Crime rates vary by neighborhood, similar to most cities. I always recommend that buyers use resources like NeighborhoodScout.com and the Tucson Police Department’s online crime map. Also, visiting neighborhoods at different times of day helps you get a feel for the area.
Tucson Home Prices in 2024 – What’s the Market Like?
How much do homes cost in Tucson these days?
Entry-level homes start under $300,000.
Mid-range homes average between $350,000 and $600,000.
Luxury custom homes in areas like the Catalina Foothills, Oro Valley, Dove Mountain, and Tanque Verde can easily exceed $2 million.
Manufactured homes and condos can often be found under $200,000.
For investors, duplexes and triplexes generally start around $300,000, while four-plexes can be found in the low $1 million range.
There’s truly something for every budget!
Best Time to Buy or Sell a Home in Tucson
When is the best time to buy or sell a home in Tucson?
Thanks to our mild winters, the market stays active year-round.
Spring and summer are typically busier, especially with families moving before the new school year.
December sees fewer buyers, which can mean better deals if you’re shopping.
October through May is ideal for selling, with snowbirds in town increasing buyer activity.
Ultimately, the best time is when you’re truly ready.
Challenges of Buying a Home in Tucson – What to Watch For
Tucson does have some unique challenges when buying a home, including:
Flood zones
Older construction with plumbing and electrical quirks
Flat and tile roofs
HOA rules
West-facing backyards (hello, hot afternoons!)
Snake fencing
Common issues like termites and rodents
I never allow buyers to waive their due diligence period, no matter the market. Inspections are crucial, and I have a trusted network of home, termite, pool, HVAC, roof, and sewer inspectors ready to help you.
Tucson Rental & Investment Property Market – Is It a Good Time to Invest?
Is Tucson a good place to invest? Absolutely!
Long-term rentals are in high demand thanks to the University of Arizona and Davis-Monthan Air Force Base.
Short-term vacation rentals thrive near downtown and the Catalina Foothills.
About 45% of Tucsonans rent long-term, fueled by traveling nurses, university students, visiting professors, and military personnel.
With a growing population and booming tourism, Tucson is a smart choice for both long- and short-term investments.
What to Know Before Moving to Tucson – Lifestyle, Weather & More
Finally, the number one question: What should I know about Tucson?
Tucson offers a lifestyle like no other:
Sunny weather year-round
Endless outdoor recreation (hiking, cycling, mountain biking)
Unique desert wildlife and plants that look like something out of a Dr. Seuss book
A vibrant food scene that's fun and funky
University sports that the community rallies around
Quirky traditions, like closing schools for a rodeo break in February!
Summer heat takes some getting used to, and water conservation is a way of life. But the stunning sunsets, vibrant community, and laid-back lifestyle are well worth it.
