Tucson's 85756 ZIP: Newer Homes, $20,000 Under the County Median
Tucson's 85756 ZIP closed 386 home sales in 12 months at a $344,995 median, half built since 2017, and sold them faster with fewer price cuts than a year ago.
The ZIP code south of Tucson International Airport sells some of the Tucson area's newest resale stock below Pima County's median, and over the past year it sold that stock faster, with fewer price cuts, at flat volume.
The homes selling in ZIP code 85756 are nearly two decades newer than the typical Pima County sale, and they cost less. Head south past Tucson International Airport and the older grid of central Tucson gives way to stucco subdivisions, most of them built this century. It takes in the airport, Raytheon's campus on East Hermans Road, the Pima Air & Space Museum on Valencia Road and master-planned communities such as La Estancia north of Interstate 10. Over the 12 months ending September 30, 2026, it recorded 386 residential closings at a median of $344,995. Pima County's median over the same stretch was $365,000.
- $344,995
- Median closed price, Oct. 2025–Sept. 2026
- 386
- Residential closings, against 387 a year earlier
- 2017+
- Build year of the newer half of homes sold
- 40.5
- Median days on market, down from 49
Newer Than the County, and Cheaper per Foot
The median home that sold in 85756 had 1,727 square feet and closed at about $186 a square foot. Countywide, the median sale had 1,776 square feet at about $218 a square foot, and the median home that sold was built in 1998. In 85756, half the homes that sold were built in 2017 or later. A buyer here is typically getting a house nearly two decades newer than the county's median sale for about $32 less per square foot.
The housing stock explains the gap. Census estimates count about 7,100 homes in the ZIP built since 2000, against about 5,800 built before it, and 452 of them went up after 2019. Owners occupy 9,674 of its 11,923 occupied households, and about 37,700 people live there.
Same Volume, Faster Sales
Closings held flat: 386 in the latest 12 months against 387 the year before. Prices eased slightly, from a $349,000 median to $344,995, and price per square foot slipped from about $192 to $186. What changed is speed. Median days on market fell from 49 to 40.5. The share of sales that needed a price reduction dropped from 56% (216 of 387) to 42% (161 of 386), and sales that closed over asking rose from 58 to 80. Sellers averaged 99% of their final list price in both years.
A year ago, sellers here were cutting price far more often than the county as a whole: 56% against 44%. Now they are in line with it, at 42% against the county's 43%. And while the county's median days on market lengthened from 35 to 38, 85756 went the other way. The current list is moderate: 85 active residential listings at a median list price of $349,000, 38 of them already reduced, with a median of 62 days on the site.
Quick reference (October 27, 2026): ZIP code 85756 covers the area around and south of Tucson International Airport, including La Estancia north of Interstate 10. MLS closings show 386 residential sales from October 1, 2025 through September 30, 2026 at a $344,995 median close price, $186 median price per square foot and 1,727-square-foot median living area, against 387 sales at a $349,000 median the year before. Median days on market fell from 49 to 40.5. Pima County's median over the same 12 months was $365,000.
Where the Newer Homes Come From
La Estancia shows how the newer stock got here. Scottsdale-based Sunbelt Holdings planned the 565-acre community near Wilmot Road, north of I-10, for about 2,500 homes at build-out, and Meritage Homes became its first builder in 2015 with a 195-lot purchase. Meritage's Homestead collection there, at 6811 E. Paseo de Villalobos, lists five plans from 1,467 to 2,694 square feet and advertises a last chance to own, so that phase is winding down.
Sunbelt Holdings is also the developer behind Camino Verano, a 710-acre plan for about 2,000 homes in southeast Tucson's employment corridor. Ashton Woods, building as Starlight Homes, closed on its first 480 lots in April 2026, and model homes are expected in early 2027. When those homes come to market, resale sellers in and around 85756 will be competing with them.
Checks Specific to 85756
- City or County (City of Tucson, Unincorporated): The ZIP mixes City of Tucson land with unincorporated Pima County, including the Summit census-designated place. Confirm which government handles permits and roads for a given parcel.
- Airport Activity (Tucson International Airport, Visit Twice): The airport sits inside the ZIP. Visit a home at more than one time of day, and check whether the parcel carries any airport-related disclosure before you write an offer.
- HOA and Builder Terms (HOA, Incentives): Ask for current association dues and the budget, and compare any builder incentive against what a near-new resale seller is willing to concede.
For buyers, 85756 offers newer construction under the county median, but with fewer sellers cutting price, the room to negotiate is smaller than it was a year ago. For sellers, the faster pace rewards pricing to the current $186-a-square-foot level rather than last year's comps. For investors, owner-occupancy is high and new supply from nearby master plans is coming, which favors careful purchase prices over betting on appreciation.
Sources
LiveBy — Closed-sale statistics, property type Residential, postal code 85756 boundary (5b22d8103db7103ab7dfd8b4), interval 2025-10-01/2026-10-01 — accessed October 27, 2026 (386 closings; $344,995 median close price; 2016.5 median year built; 1,727-square-foot median living area; $186.14 median price per square foot; 40.5-day median days on market; 161 of 386 sales with a price reduction; 80 sold over asking; 0.99 sale-to-list ratio). LiveBy's responses credit MLS of Southern Arizona (MLSSAZ) and Arizona Regional MLS (ARMLS).
LiveBy — Closed-sale statistics, same boundary and arguments, interval 2024-10-01/2025-10-01 — accessed October 27, 2026 (387 closings; $349,000 median close price; 2018 median year built; $192.40 median price per square foot; 49-day median days on market; 216 of 387 with a price reduction; 58 sold over asking; 0.99 sale-to-list ratio).
LiveBy — Active-listing statistics, property type Residential, status Active, postal code 85756 boundary — accessed October 27, 2026 (85 active listings; $349,000 median list price; 38 of 85 reduced; 62-day median days on site).
LiveBy — Closed-sale statistics, property type Residential, Pima County boundary (5afc4af02f86c27281e528b1), interval 2025-10-01/2026-10-01 — accessed October 27, 2026 (13,417 closings; $365,000 median close price; $218.00 median price per square foot; 1,776-square-foot median living area; 1998 median year built; 38-day median days on market; 43.06% of sales with a price reduction).
LiveBy — Closed-sale statistics, same Pima County boundary and arguments, interval 2024-10-01/2025-10-01 — accessed October 27, 2026 (13,414 closings; $367,000 median close price; 35-day median days on market; 44.1% of sales with a price reduction).
LiveBy — Demographics for the 85756 postal-code boundary (5b22d8103db7103ab7dfd8b4), attributed to the American Community Survey 2024 — accessed October 27, 2026 (about 37,700 residents; 11,923 occupied households, 9,674 owner-occupied; housing units built 2000–2009: 4,949, 2010–2019: 1,738, after 2019: 452; built before 2000: 5,804).
Arizona Daily Star (This Is Tucson) — "New Tucson housing community gets first homebuilder" — thisistucson.com/business/article_6f6e1394-15b7-52ce-a56f-48f0c9eef3cd.html — accessed October 27, 2026 (La Estancia's 565 acres near Wilmot Road north of Interstate 10; Scottsdale-based developer Sunbelt Holdings; about 2,500 homes at build-out; Meritage Homes as first builder with 195 lots).
Meritage Homes — "La Estancia - Homestead" — meritagehomes.com/state/az/tucson/la-estancia-homestead — accessed October 27, 2026 (6811 E. Paseo de Villalobos, Tucson, AZ 85756; five plans from 1,467 to 2,694 square feet; "Last chance to own").
Real Estate Daily News — "Tucson's Largest Master-Planned Community in Years Launches After Ashton Woods/Starlight Homes Closes $49.3M Camino Verano Phase 1 Acquisition" — realestatedaily-news.com/tucsons-largest-master-planned-community-in-years-launches-after-ashton-woods-starlight-homes-closes-49-3m-camino-verano-phase-1-acquisition/ — accessed October 27, 2026 (April 3, 2026; 710 acres; about 2,000 lots in five phases; developer Sunbelt Holdings; 480 Phase 1 lots; model homes expected early 2027).
Tucson International Airport — "Contact" — flytucson.com/about-tus/contact — accessed October 27, 2026 (7250 South Tucson Boulevard, Tucson, AZ 85756).
ClearanceJobs — Raytheon job posting, Building 811 — clearancejobs.com/jobs/8746230/mechanical-service-technician — accessed October 27, 2026 (1151 East Hermans Road, Tucson, AZ 85756).
Pima Air & Space Museum — "Visit" — pimaair.org/visit — accessed October 27, 2026 (6000 East Valencia Road, Tucson, AZ 85756).
LiveBy — Boundary search, city layer, boundaries overlapping the 85756 postal-code boundary (5b22d8103db7103ab7dfd8b4) — accessed October 27, 2026 (the City of Tucson municipal boundary, census ID 0477000, and the Summit census-designated place, census ID 0470240, both overlap the ZIP).
All details are current as of October 27, 2026; market statistics, builder offerings and listing counts change, so confirm current figures before relying on any single number. This post is for informational purposes only and is not an offer to sell or a solicitation of an offer to purchase real estate. Kyle Berglund and Tierra Antigua Realty fully support and comply with the Fair Housing Act and the Equal Opportunity Act.
Topics
- High Growth Area
- 85756
- Southeast Tucson
- Tucson International Airport
- La Estancia
- New Construction
- Pima County
- Market Data