Tucson market pulse
Real public data for Tucson's ZIP codes, updated as the agencies publish.
Metro prices
-2.4%
in 1 year · Tucson metro · 2025 Q2–2026 Q2
Past change, not a forecast.
Data table
| Quarter | Index | Change since 2025 Q2 |
|---|---|---|
| 2025 Q2 | 479.1 | — |
| 2025 Q3 | 485.9 | +1.4% |
| 2025 Q4 | 477.8 | -0.3% |
| 2026 Q1 | 499.4 | +4.2% |
| 2026 Q2 | 467.4 | -2.4% |
Each index has its own base, so compare its changes, not its level.
Details
FHFA's purchase-only index for Tucson, AZ: repeat sales of the same houses, from mortgages Fannie Mae and Freddie Mac purchased or securitized. It isn't seasonally adjusted, so each span starts in the quarter it ends.
+23%
in 5 years · Tucson metro · 2021 Q2–2026 Q2
Past change, not a forecast.
Data table
| Quarter | Index | Change since 2021 Q2 |
|---|---|---|
| 2021 Q2 | 381.4 | — |
| 2021 Q3 | 398.8 | +4.6% |
| 2021 Q4 | 407.7 | +6.9% |
| 2022 Q1 | 433.3 | +14% |
| 2022 Q2 | 452.8 | +19% |
| 2022 Q3 | 456.9 | +20% |
| 2022 Q4 | 446.1 | +17% |
| 2023 Q1 | 455.0 | +19% |
| 2023 Q2 | 468.0 | +23% |
| 2023 Q3 | 472.7 | +24% |
| 2023 Q4 | 484.1 | +27% |
| 2024 Q1 | 465.2 | +22% |
| 2024 Q2 | 498.1 | +31% |
| 2024 Q3 | 496.8 | +30% |
| 2024 Q4 | 483.7 | +27% |
| 2025 Q1 | 492.8 | +29% |
| 2025 Q2 | 479.1 | +26% |
| 2025 Q3 | 485.9 | +27% |
| 2025 Q4 | 477.8 | +25% |
| 2026 Q1 | 499.4 | +31% |
| 2026 Q2 | 467.4 | +23% |
Each index has its own base, so compare its changes, not its level.
Details
FHFA's purchase-only index for Tucson, AZ: repeat sales of the same houses, from mortgages Fannie Mae and Freddie Mac purchased or securitized. It isn't seasonally adjusted, so each span starts in the quarter it ends.
+99%
in 10 years · Tucson metro · 2016 Q2–2026 Q2
Past change, not a forecast.
Data table
| Quarter | Index | Change since 2016 Q2 |
|---|---|---|
| 2016 Q2 | 234.6 | — |
| 2016 Q3 | 236.8 | +0.9% |
| 2016 Q4 | 242.1 | +3.2% |
| 2017 Q1 | 243.3 | +3.7% |
| 2017 Q2 | 257.4 | +9.7% |
| 2017 Q3 | 255.0 | +8.7% |
| 2017 Q4 | 257.4 | +9.7% |
| 2018 Q1 | 259.8 | +11% |
| 2018 Q2 | 267.5 | +14% |
| 2018 Q3 | 268.2 | +14% |
| 2018 Q4 | 277.7 | +18% |
| 2019 Q1 | 283.2 | +21% |
| 2019 Q2 | 288.0 | +23% |
| 2019 Q3 | 294.9 | +26% |
| 2019 Q4 | 299.6 | +28% |
| 2020 Q1 | 300.4 | +28% |
| 2020 Q2 | 316.8 | +35% |
| 2020 Q3 | 326.6 | +39% |
| 2020 Q4 | 337.2 | +44% |
| 2021 Q1 | 353.0 | +50% |
| 2021 Q2 | 381.4 | +63% |
| 2021 Q3 | 398.8 | +70% |
| 2021 Q4 | 407.7 | +74% |
| 2022 Q1 | 433.3 | +85% |
| 2022 Q2 | 452.8 | +93% |
| 2022 Q3 | 456.9 | +95% |
| 2022 Q4 | 446.1 | +90% |
| 2023 Q1 | 455.0 | +94% |
| 2023 Q2 | 468.0 | +99% |
| 2023 Q3 | 472.7 | +101% |
| 2023 Q4 | 484.1 | +106% |
| 2024 Q1 | 465.2 | +98% |
| 2024 Q2 | 498.1 | +112% |
| 2024 Q3 | 496.8 | +112% |
| 2024 Q4 | 483.7 | +106% |
| 2025 Q1 | 492.8 | +110% |
| 2025 Q2 | 479.1 | +104% |
| 2025 Q3 | 485.9 | +107% |
| 2025 Q4 | 477.8 | +104% |
| 2026 Q1 | 499.4 | +113% |
| 2026 Q2 | 467.4 | +99% |
Each index has its own base, so compare its changes, not its level.
Details
FHFA's purchase-only index for Tucson, AZ: repeat sales of the same houses, from mortgages Fannie Mae and Freddie Mac purchased or securitized. It isn't seasonally adjusted, so each span starts in the quarter it ends.
ZIP by ZIP
+117%
The median ZIP's house price index, 2015–2025. 17 ZIPs, from +94% to +172%.
One-year ZIP changes are noisy: of last year's top-3 ZIPs in our 50 cities, 1 in 15 was top 3 again. Past change, not a forecast.
About these figures
FHFA's experimental ZIP house price index: houses with Fannie Mae or Freddie Mac loans, from sales and refinance appraisals. Condos, co-ops and multi-unit buildings aren't in it. 17 of Tucson's 21 ZIPs have an index; FHFA publishes one only where enough sales exist. A ZIP whose index stops before the latest year shows the year it ends instead of changes. Each index has its own base, so compare a ZIP's changes, not its level.
Rent or buy here
EstimateMonthly housing payment (est.): 20% down · 30-year fixed at 7.03% (Freddie Mac average) · 360 monthly loan payments of $1,681 · APR not calculated (it depends on the lender's fees) · includes principal and interest, property tax, home insurance and any HOA dues, plus mortgage insurance below 20% down.7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.Source: Freddie Mac Primary Mortgage Market Survey · Sep 24, 2026 (opens in a new tab)$56
a month more to own a typical sample home than HUD's rent for its size, ZIP 85719
- Own: 3-bedroom sample house, $314,900Sample: fictional home, for the demo.
- EstimateMonthly housing payment (est.): 20% down · 30-year fixed at 7.03% (Freddie Mac average) · 360 monthly loan payments of $1,681 · APR not calculated (it depends on the lender's fees) · includes principal and interest, property tax, home insurance and any HOA dues, plus mortgage insurance below 20% down.7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.Source: Freddie Mac Primary Mortgage Market Survey · Sep 24, 2026 (opens in a new tab)$1,956 a monthNot included: upkeep, utilities, flood insurance, special assessments.
- Rent: HUD fair market rent, 3 bedrooms
- $1,900 a monthHUD Small Area Fair Market Rent, FY2027: a 40th-percentile rent for a standard home, utilities included. Not an asking rent.
Lending
6.625%
Median rate, 30-year fixed conventional · 1,597 loans · 2025
2025 home-purchase loans (first liens) on owner-occupied 1–4 unit homes in Tucson's census tracts: 3,435 loans. Loans that closed, not offers: a rate depends on your credit, down payment, points and the day you lock it.
- Middle half of rates
- 6.25% to 6.884%
- Loan costs at closing
- $5,698 medianMiddle half $4,458 to $7,872: origination charges (points included) and settlement services, Closing Disclosure section D · 1,731 loans
- Loan limits, 2026
- $832,750 conformingAbove it, a jumbo loan with its own rates and rules; FHA limit $541,287 (one-unit home, Pima County). Limits set by FHFA and HUD.
More lending figures
- Borrowed, every loan on the home combined
- 95% of the value (median)Middle half 80% to 97%. 73.2% of buyers borrowed more than 80% of the value, 62.1% more than 90%, 47.8% more than 95%. HMDA's combined loan-to-value counts every loan on the home (second loans, down-payment-assistance loans, financed FHA or VA fees) against the value the lender used, so it doesn't show the cash buyers put down · 3,339 loans
- Loan types
- Conventional 50.9% · FHA 32.9%VA 16.2% · USDA 0%
- Discount points
- 66.1% of loans paid pointsMedian paid: $2,570. Points buy a lower rate.
For comparison: 7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.
Flood and insurance
$1,023 a year
Median of 17 Tucson ZIPs' average homeowners premiums, 2022. Premiums have risen since; get quotes for your address.
- Federal flood insurance
- 1,071 policies in force · 124 claims since 2000FEMA National Flood Insurance Program, summed over 21 ZIPs (policies in force Jun 30, 2026; claims since 2000). Private flood policies aren't counted.
- Policies insurers didn't renew
- 1.2% in the median ZIPU.S. Treasury Federal Insurance Office, 2022.
Most homeowners policies exclude flood, so flood insurance is a separate policy. Source: FEMA FloodSmart: What is my flood risk?, retrieved 2026-10-09 (opens in a new tab) Check an address on FEMA's flood map (opens in a new tab)
County hazard ratings (FEMA)
Natural hazards, compared with other U.S. counties
- Pima County, AZ: expected yearly losses rated very high for inland flooding, heat wave; expected yearly losses rated relatively high for wildfire.
Other ratings for Pima County, AZ
- EarthquakeRelatively Moderate
- HurricaneVery Low
- TornadoRelatively Low
- Winter weatherRelatively Moderate
- HailRelatively Moderate
FEMA National Risk Index December 2025: Expected Annual Loss rating of each hazard, by county (NRI December 2025): expected annual losses to buildings, people and agriculture; FEMA's social-vulnerability adjustments aren't included. This describes each county, not one home. Check an address on FEMA's flood map; in a high-risk flood zone, a federally backed loan requires flood insurance.
What's new in Tucson
Rail openings, zoning changes and big projects from primary sources, newest first. News, not a price forecast.
- Zoning change
Middle housing comes to qualifying downtown-area lots
HB2721 requires duplex, triplex, fourplex and townhome permissions within one mile of the designated central business district and part of qualifying new subdivisions. It is not a citywide fourplex rule.
Arizona Revised Statutes §9-462.13, middle housing (opens in a new tab) - Zoning change
HB2720 expands attached and detached ADU options
Municipal implementation deadline for an attached and a detached ADU on qualifying single-family lots. Airport exclusions, utility easements and private covenants remain.
Arizona Revised Statutes §9-461.18, accessory dwelling units (opens in a new tab)
Rules in Arizona
From state law, standard contract forms and local custom. Research, not legal advice.
- ClosingRule
- An escrow company runs the closing and holds the money.
- Seller's disclosureRule
- Not generally required (Arizona REALTORS Seller's Property Disclosure Statement (SPDS)). You may cancel within 5 days in some cases: SPDS received after the inspection period: disapprove within 5 days of receipt (contract, not statute).
- Closing taxesRule
- Arizona and Tucson charge no transfer or mortgage tax at closing in our research; recording fees still apply.
How buying works in Arizona
- Who runs the closing
- An escrow company runs the closing and holds the money. Typical time from contract to keys: about 30 days.
- The contract
- Your signed offer becomes a binding contract once the seller accepts it.
Details
Arizona REALTORS Residential Resale Real Estate Purchase Contract
- Buyer agreement
- Arizona REALTORS Buyer-Broker Exclusive Employment Agreement, signed before touring.
Details
No Arizona statute sets the timing; NAR's 2024 rule requires a written agreement before touring.
Source: NAR, Written Buyer Agreements: State Groupings (the 27 states with buyer-agreement laws) (August 2024)
- Inspection
- About 10 days for inspections.
Details
Inspection Period: 10 days after acceptance unless changed (contract §6a); all days are calendar days.
- Earnest money
- 1–2% of the price, due within 1 business day, held by: Escrow company (or broker trust account).
Details
The contract says 'upon acceptance'; modeled as 1 business day. Typical % is a sample.
- Seller's disclosure
- Not generally required (Arizona REALTORS Seller's Property Disclosure Statement (SPDS)). You may cancel within 5 days in some cases: SPDS received after the inspection period: disapprove within 5 days of receipt (contract, not statute).
Details
No statewide statute requires the SPDS; the standard contract does (within 3 days of acceptance).
Source: Arizona REALTORS Residential Resale Real Estate Purchase Contract (Aug 2024 edition; Feb 2026 edition not reviewed) (August 2024)
- Loan and appraisal
- Loan contingency: until 3 days before closing (set in the contract).
Details
The loan contingency runs to 3 days before closing; the Loan Status Update due within 10 days of acceptance is a progress report, not a deadline to cancel. Low appraisal: the buyer has 5 days after notice of the value to cancel with the earnest money back, else it's waived.
- Title insurance
- The seller customarily pays for the owner's policy.
Details
Contract §3c: the seller pays the ALTA Homeowner's policy; the buyer pays the lender's policy; escrow fees are split equally.
- Property tax for a new owner
- The seller's assessment and its caps carry over; the sale doesn't reset it. Your bill starts from the seller's assessment; about 0.67% of the price a year is our planning figure for Tucson.
Details
Taxed on Limited Property Value, which can rise at most 5% a year and isn't reset by a sale [medium confidence]; owner-occupied homes are assessed at 10%.
Census ACS 2020–2024 median tax ÷ median value in Tucson (0.67%). Limited Property Value grows at most 5% a year and isn't reset by a sale, so a buyer inherits the seller's tax base [medium confidence]. Owner-reported values lag the market; treat as an estimate.
- Agent credits to the buyer
- Arizona allows an agent to credit part of their pay to the buyer, with the lender's approval.
Details
Allowed; ADRE recommends disclosing the rebate in the contract and on the closing statement, and the lender must approve.
Source: Arizona Dept. of Real Estate Substantive Policy Statement 2008.06 (disclose premiums, credits, rebates) (retrieved 2026-09-27)
Closing taxes
Arizona and Tucson charge no transfer or mortgage tax at closing in our research; recording fees still apply.
Sources (7)
- Arizona REALTORS Residential Resale Real Estate Purchase Contract (Aug 2024 edition; Feb 2026 edition not reviewed) · August 2024 (opens in a new tab)
- Arizona Dept. of Real Estate Substantive Policy Statement 2008.06 (disclose premiums, credits, rebates) · retrieved 2026-09-27 (opens in a new tab)
- NAR, Written Buyer Agreements: State Groupings (the 27 states with buyer-agreement laws) · August 2024 (opens in a new tab)
- Census ACS 2020–2024 5-year, city: median real estate taxes paid (B25103) ÷ median home value (B25077) · ACS 2020–2024 (opens in a new tab)
- NAIC Dwelling Fire, Homeowners Owner-Occupied, and Homeowners Tenant and Condominium/Cooperative Unit Owner's Insurance Report: Data for 2023 (Tables 4–5; Homiy cites a few derived state figures) · 2023 data, published July 2026 (opens in a new tab)
- Census CHARS 2025: average contract price per sq ft of new contractor-built houses (excludes lot), by region · 2025 (opens in a new tab)
- FHFA 2026 conforming loan limits, county file · 2026 (opens in a new tab)
Programs and deadlines
Official pages for Tucson, the same for every buyer. Each program decides who qualifies.
- Down-payment help
- HOME Plus (opens in a new tab) (Arizona Industrial Development Authority, listed by the Arizona Department of Housing)The state's statewide homebuyer down payment assistance program, available in every county, city and ZIP code.Official page, checked 2026-09-28.Arizona's housing finance agency runs it; the program decides who qualifies and for how much.
- Down-payment help in Tucson
- Down Payment Assistance Program (opens in a new tab) (City of Tucson Housing and Community Development)Up to $50,000 or 20% of the contract price, whichever is less, as a deferred loan with no monthly payments.Official page, checked 2026-09-28.
- Homestead exemption
- Reclassification of Owner's Primary Residence (opens in a new tab) (Pima County)To have your home classed as your primary residence for future tax years, submit the Affidavit for Primary Residence Classification to the Pima County Assessor's Office.Official page, checked 2026-09-28.
- If you disagree with your assessment
- Appeal (opens in a new tab) (Pima County Assessor's Office)File a Petition for Review of Valuation with the Assessor, or appeal directly to Tax Court; a missed deadline ends your appeal rights.When: 60 days after the mail date on your Notice of ValueOfficial page, checked 2026-09-28.
- After you buy: alerts on your deed
- Fraud Notify (opens in a new tab) (Pima County Recorder)A free service that emails you when a document is recorded with your name on it.Official page, checked 2026-09-28.
Sample homes in Tucson, each with its estimated monthly cost and the things to check. Found one somewhere else? Check it here.
Sources (29)
- FHFA House Price Index, five-digit ZIP codes, annual (developmental, all-transactions) · 2000–2025 (updated 2026-03-31) (opens in a new tab)
- FHFA House Price Index, purchase-only, not seasonally adjusted, quarterly: Tucson, AZ (metro area 46060) · 2000 Q1–2026 Q2 (opens in a new tab)
- U.S. Census Bureau, American Community Survey 5-year estimates (ZCTA), with 90% margins of error: population, median household income, median home value, median gross rent, median real estate taxes paid, median monthly owner costs with a mortgage, owner-occupied share and units, owner homes in buildings with 5+ units, median year built · ACS 2020–2024 (opens in a new tab)
- U.S. Census Bureau, American Community Survey 5-year estimates (ZCTA): population and its margin of error, for the 5-year change and its significance test · ACS 2015–2019 (opens in a new tab)
- FHFA House Price Index, five-digit ZIP codes, annual (developmental, all-transactions) · 2025 (updated 2026-03-31) (opens in a new tab)
- U.S. Census Bureau, 2020 ZCTA to place relationship file, 2025 Gazetteer and cartographic boundaries (city ZIPs, centers, bounds) · 2020 ZCTAs; 2025 place boundaries (opens in a new tab)
- U.S. Census Bureau, Population Estimates, Vintage 2025 (metropolitan and micropolitan areas) · July 2020 → July 2025 (opens in a new tab)
- U.S. Census Bureau, Building Permits Survey: new privately-owned housing units authorized, by CBSA · Sep 2025–Aug 2026 (opens in a new tab)
- FEMA National Risk Index December 2025: Expected Annual Loss rating of each hazard, by county · NRI December 2025 (opens in a new tab)
- U.S. Department of Housing and Urban Development, Small Area Fair Market Rents by ZIP code, FY2027 · FY2027 (from Oct 1, 2026) (opens in a new tab)
- FEMA, OpenFEMA API: NFIP Redacted Policies, version 3 (policies in force). This product uses the Federal Emergency Management Agency’s OpenFEMA API, but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s). · in force Jun 30, 2026; data refreshed 2026-07-27; accessed 2026-09-27 (opens in a new tab)
- FEMA, OpenFEMA API: NFIP Redacted Claims, version 3 (claims since 2000). This product uses the Federal Emergency Management Agency’s OpenFEMA API, but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s). · data refreshed 2026-08-04; accessed 2026-09-27 (opens in a new tab)
- U.S. Treasury, Federal Insurance Office: Analyses of U.S. Homeowners Insurance Markets, 2018–2022, Supporting Underlying Metrics by ZIP code (premiums per policy, nonrenewal rate) · 2018–2022 (published January 2025) (opens in a new tab)
- FHFA House Price Index, purchase-only, not seasonally adjusted: Tucson, AZ (metro area 46060) · 2026 Q2 (opens in a new tab)
- FHFA House Price Index, all-transactions, not seasonally adjusted: Tucson, AZ (metro area 46060), calendar-year averages of the quarterly index · 2020–2025 (opens in a new tab)
- U.S. Bureau of Labor Statistics, Current Employment Statistics, total nonfarm, not seasonally adjusted (series SMU04460600000000001) · Aug 2026 (preliminary) (opens in a new tab)
- U.S. Census Bureau, American Community Survey 5-year estimates for the city of Tucson, AZ (Census place 0477000): median home value, median household income, median gross rent, with 90% margins of error · ACS 2020–2024 (opens in a new tab)
- FFIEC Home Mortgage Disclosure Act (HMDA) data: 2025 Snapshot National Loan-Level Dataset (data as of June 1, 2026), via the CFPB HMDA Data Browser; Homiy's calculations · 2025 loans; retrieved 2026-09-27 (opens in a new tab)
- U.S. Department of Housing and Urban Development, FHA forward mortgage limits, one-unit limit for Pima County, AZ · CY2026 (Mortgagee Letter 2025-23) (opens in a new tab)
- FTA National Transit Database, General Transit Feed Specification Weblinks: the public-domain GTFS feeds agencies must publish · retrieved 2026-09-27 (opens in a new tab)
- City of Tucson: GTFS schedule · scheduled service 2026-09-27 to 2026-10-24 (opens in a new tab)
- Arizona REALTORS Residential Resale Real Estate Purchase Contract (Aug 2024 edition; Feb 2026 edition not reviewed) · August 2024 (opens in a new tab)
- Arizona Dept. of Real Estate Substantive Policy Statement 2008.06 (disclose premiums, credits, rebates) · retrieved 2026-09-27 (opens in a new tab)
- NAR, Written Buyer Agreements: State Groupings (the 27 states with buyer-agreement laws) · August 2024 (opens in a new tab)
- Census ACS 2020–2024 5-year, city: median real estate taxes paid (B25103) ÷ median home value (B25077) · ACS 2020–2024 (opens in a new tab)
- NAIC Dwelling Fire, Homeowners Owner-Occupied, and Homeowners Tenant and Condominium/Cooperative Unit Owner's Insurance Report: Data for 2023 (Tables 4–5; Homiy cites a few derived state figures) · 2023 data, published July 2026 (opens in a new tab)
- Census CHARS 2025: average contract price per sq ft of new contractor-built houses (excludes lot), by region · 2025 (opens in a new tab)
- FHFA 2026 conforming loan limits, county file · 2026 (opens in a new tab)
- Freddie Mac average (Primary Mortgage Market Survey) · Sep 24, 2026 (opens in a new tab)