Arroyo Chico Homes for Sale — Tucson, AZ

Key facts

Jurisdiction

Tucson, Arizona — incorporated city, Pima County

Average sale price

$279,000

Price range

$225K – $375K

School district

Tucson Unified School District

Approximate population

~2,700

Approximate number of homes

~1,200 homes

What defines this area

• Post-war brick and block ranch houses on uniform sixth-acre lots
• The Arroyo Chico wash crossing the neighborhood from west to east
• A 1928 Country Club Manor plat built out after the Second World War
• Robison Elementary standing inside the boundary itself
• No association name or fee on any of the 74 detached closings
• 74 detached houses and 9 condominiums in the last 83 closings, and no townhouses
• A $289,500 detached median against a $165,000 condominium median
• Lots from 0.10 to 0.20 acre with a 0.16-acre median in both build eras
• Detached houses built 1947 to 1973, with single infill builds in 1992, 1993 and 2024
• 877 lots in eleven plats recorded wholly inside, 1928 to 2002
• 687 of those lots in three Country Club Manor plats of 1928 and 1929
• 1,314 parcels wholly inside — 636 R-1 and 277 I-1 — all City of Tucson, Ward 5
• The Arroyo Chico Greenway on the wash, and Aviation Parkway's path on the west edge
• About 0.7 miles from Reid Park Zoo and 1.9 from the University of Arizona
• Tucson Unified School District, with one elementary attendance area over the whole boundary
• Arroyo Chico Neighborhood Association, on the City of Tucson register since 2003

About Arroyo Chico

Arroyo Chico is a post-war midtown Tucson neighborhood inside the city limits, bounded by Broadway Boulevard on the north, Country Club Road on the east and 22nd Street on the south, where the housing is low single-story brick and block ranch houses on flat sixth-acre lots and the last 74 detached closings ran from $130,000 to $450,000 at a $289,500 median. It shares its name with the Arroyo Chico wash, which crosses it from west to east, and the wash is a mapped feature and not just a name: Pima County's regulated wash network carries the Arroyo Chico Wash at 1,000 to 2,000 cubic feet per second with a 75-foot setback, and its channel runs the full width of the boundary at about latitude 32.216, between the houses and Broadway. Railroad Wash, Lopez Wash and Citation Wash cross the boundary too. The City of Tucson's Arroyo Chico Greenway, a municipal park the county's parks layer records under City administration, sits on the wash inside the neighborhood, and the county's trail layer carries open hard-surfaced segments named Arroyo Chico Greenway, Arroyo Chico Neighborhood, Aviation Parkway and 22nd Street. The mapped boundary is about 551 acres, and its three street edges were checked rather than assumed: 22nd Street geocodes at 32.206811 against a southern edge at 32.20686, Country Club Road at -110.926668 against an eastern edge at -110.92662, and Broadway Boulevard at 32.22148 against a northern edge at 32.22149, so each lands within about six metres. The western edge is not a street. It runs out past Campbell Avenue to take in the Barraza-Aviation Parkway corridor and the industrial blocks beside it, which is why the boundary is about 68 acres larger than the City of Tucson's own registered neighborhood-association polygon, whose west edge is Campbell. The ground was platted in the 1920s and built after the Second World War, and the plat record says so plainly. Eleven plats lie wholly inside the boundary and account for 877 lots, from Eastland Heights in February 1928 to Campbell Tucson in May 2002, every one of them recorded under City of Tucson jurisdiction. Three Country Club Manor plats carry 687 of those 877 lots on about 174 acres — 222 lots recorded on March 5, 1928, 183 on April 26, 1928 and 282 on February 13, 1929 — and Country Club Annex added 95 more on January 28, 1947. A twelfth plat, Altadena Heights of March 1905, has one 2.3-acre part inside the boundary and 106 more acres of itself outside it to the south and west, so the neighborhood's earliest wholly-inside plat is 1928 and not 1905. Against plats of 1928 and 1929, the oldest house in the closed record was built in 1947. The houses went up from 1947 on, two decades after the lots were drawn, and that gap is the neighborhood's shape. Of the last 83 closings, 74 were detached houses and 9 were condominiums, and the townhouse cut came back empty. The detached houses closed between $130,000 and $450,000 at a $289,500 median, running 720 to 2,146 square feet with a 1,275.5-square-foot median, and 71 of the 74 were built between 1947 and 1973 — 25 of them between 1947 and 1950 — with single later builds in 1992, 1993 and 2024. The condominiums closed between $146,000 and $220,000 at a $165,000 median in 625 to 960 square feet, every one of them built in 1948 and every one on East 17th Street, on ground the county plat record files as Country Club Manor Condos, recorded on November 16, 1979 — the plat is 1979 and the buildings under it are 1948. Six of the nine record a monthly association fee, from $199 to $250, under the association name Country Club Manor. Not one of the 74 detached closings records an association name or an association fee at all. The lots are the most uniform thing here. All 74 detached closings sit on between 0.10 and 0.20 of an acre with a 0.16-acre median, and the median is 0.16 in both build eras, so what separates price is floor area rather than land: the 25 houses built between 1947 and 1950 closed at a $272,950 median on a 1,188-square-foot median, and the 49 built from 1951 on closed at $305,018 on 1,308 square feet. Forty-three of the 74 are three-bedroom and 25 are two-bedroom; 36 record two bathrooms and 34 record one; and only 4 of the 74 record a garage, which is what a street of deep post-war carports looks like in the data. Eight of the 75 distinct addresses in the record closed twice inside the same three years, and in all eight the second sale closed above the first, by between $8,000 and $114,000. Zoning is mixed rather than uniform, and the mix is the other half of what this boundary is. Of 1,314 parcels wholly inside, Pima County lists 636 as R-1, 277 as I-1, 208 as R-2, 104 as C-1, 50 as R-3, 19 as C-2, 18 as O-3 and one each as I-2 and C-3, with every one of the 1,314 under City of Tucson jurisdiction and a median parcel of about a sixth of an acre. The R-1 grid is a compact rectangle in the eastern half — East 17th through 21st Streets, Beverly Drive, Eastland Street and Winsett Street, running east to Country Club Road from a line about a third of a mile east of Campbell Avenue — and 75 of the 83 closings fall inside it. The other eight are detached houses on one spur of East 18th Street that runs west out of the grid toward Campbell Avenue through the mixed-zoned blocks. The industrial zoning sits in two bands the houses do not touch: 79 of the 80 parcels west of Campbell Avenue are I-1, along East Aviation Parkway, and another 198 form a north-south band on the east side of Campbell along South Plumer Avenue. The whole neighborhood is in Ward 5; the ward layer returns Ward 5 at five interior points, and the sliver of Ward 6 that touches the polygon is the 13 metres by which the mapped northern edge overshoots the ward line at Broadway. The City of Tucson has carried the Arroyo Chico Neighborhood Association on its registered-association list since October 16, 2003, with bylaws on file. Those bylaws set no boundary — the association's own document describes purpose, membership, officers and meetings and never draws a line, so the boundary on this page is the City's mapped polygon and LiveBy's, not the association's own words. What the bylaws do record is that membership is open to residents, property owners or businesses within the neighborhood, with one vote per household or business; that the officers are a president, vice-president, secretary, treasurer and two area representatives serving one-year terms; that the annual meeting falls on the third Tuesday of January; and that all meetings are public and open to any interested person. Homes are in the Tucson Unified School District, and the whole boundary sits in a single elementary attendance area rather than being split between two: Robison Elementary, at 2745 East 18th Street, stands inside the neighborhood, with Mansfeld Middle Magnet and Tucson Magnet High above it. Measured straight-line from the middle of the residential grid, Reid Park Zoo is about 0.7 miles east, El Con Center about 1.4 miles north-east, the University of Arizona about 1.9 miles north-west, Banner University Medical Center about 2.3 miles north and downtown about 2.6 miles west. The $225,000 to $375,000 band this page publishes covers 64 of the 83 closings and divides the record rather than merely covering it: all 64 are detached houses, the 14 that closed below include every one of the nine condominiums, and the 5 that cleared $375,000 are detached houses of 1,509 to 2,146 square feet. The average closed price is near $279,000 against a $280,000 median, and on this boundary the two agree because one tier is 89% of the record.

Arroyo Chico is an urban neighborhood in the City of Tucson, on the central side of metro Tucson, Arizona, served by Tucson Unified School District. Homes trade in the $225K – $375K range, with an average sale price of $279,000 across roughly 1,200 homes and a population of about 2,700. Kyle Berglund, REALTOR® at Tierra Antigua Realty, represents buyers and sellers here — call (520) 250-8904.

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