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Prototype of a planned home-buying brokerage for the 50 largest U.S. cities. Not a licensed brokerage in any state, and no brokerage services are offered. Listings, people and companies are sample data; market statistics are real public data, cited where shown.

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Trends · Arizona

House prices and costs in Tucson, AZ

How house prices moved across 21 Tucson ZIP codes, what buyers here borrowed and paid, what's new and how buying works in Arizona. Public data, with sources and dates. Past change, not a forecast.

Tucson, AZ metro house prices -2.4% in the year to 2026 Q2 (FHFA, purchases)

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.

How house prices moved in Tucson, 2022–2025

Of 16 ZIPs with enough data, 11 rose 7% or more, 0 fell 7% or more and 4 moved less (no clear change); 1 swung too much from year to year to rank. Past rankings are a weak guide: of the ZIPs in their city's top 3 for 2019–2022, 25 of 134 (about 1 in 5) were top 3 again for 2022–2025; chance alone would give about 21. Past change, not a forecast.

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. Tap a ZIP to see it on the map.

Largest house-price rises, 2022–2025

3-year change of the ZIP index; ZIPs with an index every year, 5,000+ residents and 1,000+ owner-occupied homes. Left out as too jumpy: a ZIP whose index rose 7% or more in one year and fell as much in another. Each year's change below.

  1. 1ZIP 857142023 +6.9% · 2024 +9.2% · 2025 +2.8%+20.0%
  2. 2ZIP 857062023 +10.5% · 2024 -0.6% · 2025 +7.5%+18.1%
  3. 3ZIP 857132023 +7.2% · 2024 +6.2% · 2025 -0.5%+13.3%
  4. 4ZIP 857452023 +7.4% · 2024 +2.5% · 2025 +2.4%+12.7%
  5. 5ZIP 85705 · includes Dunbar Spring2023 +10.5% · 2024 -2.5% · 2025 +4.2%+12.3%

Largest house-price falls, 2022–2025

3-year change of the ZIP index; ZIPs with an index every year, 5,000+ residents and 1,000+ owner-occupied homes. Left out as too jumpy: a ZIP whose index rose 7% or more in one year and fell as much in another. Each year's change below.

No Tucson ZIP's house prices fell 7% or more from 2022 to 2025.

Lowest owner-reported values

Median value owners report (Census ACS 2020–2024). Left out: ZIPs under 1,000 residents, less reliable estimates, and ZIPs where most owners live in condos or co-ops.

  1. 1ZIP 85706± $9.4K · ≈ $1,229/mo housing payment (est.) on a house, 20% down$193K
  2. 2ZIP 85713± $16K · ≈ $1,229/mo housing payment (est.) on a house, 20% down$193K
  3. 3ZIP 85714± $19K · ≈ $1,290/mo housing payment (est.) on a house, 20% down$204K
  4. 4ZIP 85756± $10K · ≈ $1,466/mo housing payment (est.) on a house, 20% down$234K
  5. 5ZIP 85746± $9.9K · ≈ $1,512/mo housing payment (est.) on a house, 20% down$241K

Population grew most

Residents, 2015–2019 to 2020–2024 (Census ACS): only changes larger than the margin of error, in ZIPs with 1,000+ residents.

  1. 1ZIP 85716 · includes Winterhaven32,976 residents+9.2%

Public loan records · 2025

What buyers here actually borrowed and paid (2025)

2025 home-purchase loans (first liens) on owner-occupied 1–4 unit homes in Tucson's census tracts: 3,435 loans. These are loans that closed in Tucson, not offers: a rate depends on your credit, down payment, points and the day you lock it.

Interest rate, 30-year fixed (conventional)
6.25% to 6.884%Middle half of loans; median 6.625% · 1,597 loans
Loan costs at closing
$4,458 to $7,872Middle half; median $5,698. Origination charges (points included) and settlement services, Closing Disclosure section D · 1,731 loans
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: every loan on the home (second loans, down-payment-assistance loans and financed FHA or VA fees too) ÷ 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.
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)

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. Source: 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).

Research · dated and sourced

What's new in Tucson

Rail openings, zoning changes and big projects from primary sources, newest first. Stars on the map mark the ones with a location. News, not a price forecast.

  1. 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
  2. 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

Metro area · public data

Tucson, AZ

House prices, year to 2026 Q2
-2.4%FHFA purchase-only index
House prices, 5 years to 2026 Q2
+22.5%FHFA purchase-only index
House prices, 2025
+1.9%All sales and refinances, like the ZIP figures; 2022–2025: +10.9%
New homes permitted
4.5 per 1,000 residents4,839 homes · +11.7% vs a year earlier · Sep 2025–Aug 2026
Jobs, 12 months
+0.4%Aug 2026 (preliminary)
Population, July 2020 to July 2025
+2.8%1,074,685 residents in July 2025 (Census estimates)
Mortgage rate benchmark
7.03%Freddie Mac average, week of Sep 24, 2026

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. New homes permitted is a supply signal: more permits per resident usually means more homes coming to market. Jobs, permits and population cover the whole metro.

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 this home. Check the address on FEMA's flood map; in a high-risk flood zone, a federally backed loan requires flood insurance.

Sources (9)

Research summary · not legal advice

How buying works in Arizona

The usual steps, deadlines and closing costs for a purchase in Tucson, from state law, standard contract forms and local custom. Contracts can change any of it. Homiy is a prototype: it isn't a licensed brokerage in Arizona and offers no services here.

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.

Programs and after you buy

Down-payment help
HOME Plus (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 (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 (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 (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 (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.
Sources (7)

Methodology

How we measure, and what it isn't

Past change, not a forecast. These figures describe the past from public data; they don't tell you where prices go next.

House prices by ZIP, and the rankings

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. It's built from repeat sales and refinance appraisals of the same homes, not average sale prices, and FHFA publishes no margin of error for it. We rank ZIPs by the change over the last 3 years, only where FHFA published the index in every one of them, and only ZIPs with 5,000+ residents and 1,000+ owner-occupied homes. A change smaller than 7% either way is “no clear change”: in our 50 cities, the index's own year-to-year swings suggest sampling alone can move a three-year change about that much. A ZIP whose index rose 7% or more in one year and fell as much in another is left out as too jumpy. We show rises and falls, each year's change, and the city's and metro's figures for the same years. Past rankings are a weak guide: of the ZIPs in their city's top 3 for 2019–2022, 25 of 134 (about 1 in 5) were top 3 again for 2022–2025; chance alone would give about 21. Many ZIPs, especially dense ones, have no index.

City and metro price figures

City: the resident-weighted average of its ZIPs that have an index (the ZIP card says when that's only part of the city). Metro: FHFA's all-transactions index over the same calendar years, the ZIPs' method; the metro card also shows FHFA's purchase-only index for the latest quarter against a year and five years earlier. Where FHFA splits a metro into divisions (New York, Miami, Detroit and others), the division's index, named where it's shown. Jobs, permits and population always cover the whole metro.

Payment ÷ income

Monthly housing payment (est.) on a house at the ZIP's median value: 20% down · 30-year fixed at 7.03% (Freddie Mac average) · 360 monthly loan payments · 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. Property tax uses Tucson's rule for a new buyer (about 0.67% of the price a year, our planning figure); insurance is a typical premium. Not included: upkeep, utilities, flood insurance, special assessments. Divided by a month of the ZIP's median household income. The Census reports values over $2 million and incomes over $250,000 only as “or more”, so those shares are bounds (“at least”, “at most”). Left out where 50% or more of owner-occupied homes are in buildings with 5+ units: their HOA dues or co-op charges aren't in the payment. It combines two estimates, so no margin is computed. 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.

Census figures and margins of error

American Community Survey 5-year estimates, 2020–2024: the median value owners report for their homes (it lags sale prices; co-op owners report the value of their shares), median rent with utilities, median household income, residents, and the property tax and monthly costs owners report. Each comes with its 90% margin of error (±). Figures whose margin is 20–49% of the estimate are marked “less reliable” and left out of rankings and tags; figures with wider margins aren't shown. A population change (from 2015–2019) is shown only when it passes the Census Bureau's 90% significance test; otherwise it says “no clear change”. Tucson's own figures come from the Census's estimates for the city itself where published; otherwise they blend its ZIPs (no margin computed). Lists leave out ZIPs with fewer than 1,000 residents.

Tags

Lower home values:
The median value owners report is in the lowest quarter of the city's ZIPs (Census ACS). Less reliable estimates and ZIPs where most owners live in condos or co-ops aren't compared.
Population grew:
Residents rose 5% or more between the two latest five-year Census surveys, by more than the margin of error.
Mostly condos or co-ops:
Half or more of owner-occupied homes are in buildings with 5 or more units. Values there leave out HOA dues and co-op charges, so they aren't ranked.
New rail nearby:
A rail station opened within about a mile in 2023–2026.

“New rail nearby” uses our dated news pins: a ZIP whose center is within 1,600 m of a station that opened, plus the ZIP the station sits in. No tag describes price momentum.

Hazards and flood insurance

FEMA's National Risk Index rates each county's expected yearly losses from each hazard against all U.S. counties; we show those Expected Annual Loss ratings for every county the city lies in, without FEMA's social-vulnerability adjustments. They describe counties, not homes. Flood insurance counts are policies and claims in the federal program (NFIP) only. Check an address's flood zone on FEMA's flood map.

What buyers borrowed and paid

Public HMDA loan records: home-purchase first liens on owner-occupied 1–4 unit homes in the city (the card names the area covered), with the number of loans behind each figure. Loans that closed, not offers or quotes.

Neutral by design

We describe prices, payments, population counts, construction and rail lines. We don't describe places by who lives there, schools or crime, and we don't call areas “up-and-coming”, “transitional” or “safe”. Choose where to live for your own reasons.

Sources and dates