What's Happening in Tucson Real Estate? August 2026 by the Numbers
Tucson's August 2026 housing market in numbers: 1,004 closings, a $362,950 median, 38 days on market, and the ZIP codes and neighborhoods that sold most.
The most common August sale had three bedrooms and two baths: 353 of 1,003. The busiest ZIP codes sat on the metro's edges, and more of their sellers cut prices than the county's did.
Of the 1,004 homes that closed across Pima County in August 2026, by LiveBy's count of MLS records, 447 had cut their asking price at least once before they sold, and 161 sold for more than their final asking price. The two counts are separate and can overlap — a house can take a cut and then sell above its reduced price — but together they say the first list price was often not the price that sold. Closings were down 9.7% from the 1,112 of August 2025 and 11.7% from July's 1,137, while the median sale price rose 3.7% over the year, to $362,950. Fewer sales at slightly higher prices is a market that has cooled on volume without giving up on price.
- 1,004
- Residential closings in Pima County, August 2026
- $362,950
- Median sale price, up 3.7% from August 2025
- ~$438,900
- Average sale price, lifted by 39 sales above $1 million
- 38 days
- Median days on market, down from 44 a year earlier
- 1,895 sq ft
- Average living area; the median home had 1,764
- 4.2 months
- Supply at August's sales pace, inside the 4-to-6-month balanced band
What Sold: Three Bedrooms and Two Baths Led the Mix
Detached single-family houses made up 87% of August's residential sales, and their median price was $376,020. Townhouses were 9% of sales at a $265,800 median, and condominiums were under 4% at $135,000. Condos were the slow corner of the market: a 95-day median on market, a 94% sale-to-list ratio, and 20 of 35 sales carrying a price cut before closing.
Bedrooms were more concentrated than prices. Of the 1,001 sales with a bedroom count, 458 had three — 46% — against 287 with four, 167 with two, 62 with five, 5 with six and 22 with one. No sale had zero bedrooms or more than six, so every home counts at its own figure: an average of 3.2 bedrooms. Bathrooms were more uniform still: 606 of 1,003 sales had two and 276 had three, and with every sale between one and seven baths, the average came to 2.4 in LiveBy's whole-number bath count. Counted together, 353 sales — about 35% — had exactly three bedrooms and two baths, the most common combination, at a $339,500 median on a median 1,565 square feet. The three-bedroom house also sold faster than the other common sizes, at a 33-day median on market against 37.5 days for four bedrooms and 40.5 for two, and it sat in the middle of the price ladder: a $289,000 median for two bedrooms, $349,254 for three and $415,000 for four.
Size followed the same shape. The average home that sold had 1,895 square feet of living space and the median 1,764; the gap is the handful of large homes at the top pulling the average up, the same effect that puts the ~$438,900 average sale price about $76,000 above the median. Single-family houses averaged 1,986 square feet, townhouses 1,404 and condos 894. Across every type, the median sale worked out to $217 per square foot.
Where It Sold: The Edges Had the Volume
Ranked by city, the answer is always the City of Tucson, because it is most of the county. Ranked by ZIP code, the units are comparable, and August's leaders were on the metro's edges. The Vail ZIP, 85641, recorded 74 residential closings; Green Valley's 85614 had 68; and the Marana ZIP, 85653, had 60. Behind them came 85710 on Tucson's east side with 40, and 85755, whose center falls inside the Town of Oro Valley, with 39.
Volume did not mean speed. All three leaders sold more slowly than the county's 38-day median — 53 days in 85641, 49.5 in 85614 and 55 in 85653 — and more of their sellers cut: 58% of sales in 85641, 49% in 85614 and 60% in 85653 had taken a price reduction, against 45% countywide. At least half the homes that sold in 85653 were built in 2026, and at least half in 85641 in 2023 or later. The fastest ZIP code with 25 or more sales was 85711, in Tucson, at a 17-day median on market, followed by 85747, 85741 and 85704 at 22 to 23 days. All four had median prices between $317,000 and $340,000, the middle of the market, where supply is tightest.
Neighborhoods are harder to rank, because LiveBy's 662 neighborhood boundaries in the county vary widely in size and only seven had ten or more August sales. By closings, the leader was Rancho Vistoso in Oro Valley: 34 sales at a $522,500 median and a 32-day median on market, with 15 of the 34 having taken a price cut. Measured by pace among those seven, the leader was Rita Ranch on Tucson's southeast side: 22 sales at a $307,500 median, a 29.5-day median on market, a 99% sale-to-list ratio, and 7 of the 22 closing above asking, the highest over-asking share of the seven. Rancho Vistoso's count partly reflects its size; Rita Ranch's pace does not.
For Buyers: Room to Negotiate, but Not Everywhere
At August's pace, the 4,218 listings active when the snapshot was pulled on September 28 would take about 4.2 months to sell — inside the 4-to-6-month band this site's market snapshot treats as balanced, and consistent with 45% of sales coming after a price cut. That room is not spread evenly. Between $300,000 and $500,000, where 514 of the 1,004 sales happened, supply was the tightest of any price band at 3.8 months; above $1 million it was 6.9. A buyer shopping the middle of the market is competing with the most other buyers, and that band's 3.8 months of supply leaves the least room to wait. The negotiating room is on homes that have already sat, and in the busy edge ZIP codes above, where more sellers cut than the county average. Before writing an offer, check how long the listing has been active and whether it has already been reduced: past the county's 38-day median, the seller has had more than a month of feedback on the price.
Rates moved against buyers after August closed. Freddie Mac's weekly survey put the 30-year fixed average between 6.65% and 6.69% in all four August readings, then rose every week in September, to 7.03% on September 24 — the highest reading since 7.04% in January 2025. On the county median with 10% down, that is the difference between about $2,100 and about $2,180 a month in principal and interest, before taxes and insurance. The survey tracks borrowers with good-to-excellent credit buying an owner-occupied single-family home, so an individual quote can land above or below it.
For Sellers: The List Price Does the Negotiating
The 447 sales that came after a price cut are 45% of the month, and the median home went under contract in 38 days and closed at 98% of its final list price — a ratio that hides the cuts made on the way to that final price. Condominium sellers had the least leverage, at 94% of list and a 95-day median; single-family houses moved fastest, at a 36-day median. In 85641 and 85653, where most sales had taken a cut, the list price that sold was usually not the first one. A list price set against recent sales of similar homes nearby, rather than against hope, is the way to avoid a cut later.
A Market That Rewards the Right Price
August 2026 was neither a buyer's market nor a seller's one. Prices were up on the year and homes went under contract faster than a year earlier, while inventory sat in that balanced band and nearly half of all sellers cut before they sold. The $300,000 to $500,000 band was the tightest price band in the county, and three bedrooms the fastest-selling of the common sizes; the busy edge ZIP codes and the condo segment were where buyers had the most room. September's rate climb is the number to watch when that month closes. The county snapshot this post draws on is at www.kyleberglund.com/resources/market-stats, and it moves as new months are reported.
How these figures were measured: every number is a LiveBy aggregate of MLS closings over Pima County — LiveBy's county boundary, not Tucson city limits — for residential sales (single-family houses, townhouses and condos) that closed August 1 to 31, 2026. The headline figures match this site's market snapshot, pulled September 28. The breakdowns by type, size, bedrooms, bathrooms, ZIP code and neighborhood were pulled September 29, when LiveBy counted 1,003 August closings; late MLS reports keep moving a closed month for weeks. A ZIP code that crosses the county line is counted whole. No individual sale, address or listing is reported here.
Sources
Every market figure is a LiveBy aggregate of MLS data; LiveBy's responses credit MLS of Southern Arizona (MLSSAZ) and, on the countywide pulls, Arizona Regional MLS (ARMLS). LiveBy — closed-sale statistics, property type Residential, Pima County boundary (5afc4af02f86c27281e528b1, area-level-2), interval 2026-08-01/P1M — accessed September 28, 2026 (for the 1,004 closings; the $362,950 median and $438,906.70 mean sale price; the 38-day median days on market; the $217.45 median price per square foot; the 1,764-square-foot median living area; the 161 sales above asking; the 44.52% share that had taken a price cut; the 0.98 sale-to-list ratio; and, by price band, 514 closings between $300,000 and $500,000 and 39 above $1 million averaging $1,503,695.54). LiveBy — the same boundary and arguments for 2025-08-01/P1M — accessed September 28, 2026 (for 1,112 closings, a $350,000 median and a 44-day median days on market). LiveBy — active-listing statistics, property type Residential, status Active, same boundary, with and without price segments at $300,000, $500,000 and $1,000,000 — accessed September 28, 2026 (for the 4,218 active listings, and months of supply of 3.8 between $300,000 and $500,000 and 6.9 above $1 million). LiveBy — closed-sale statistics, simple property type single-family, same boundary, 2026-08-01/P1M — accessed September 28, 2026 (for the $376,020 single-family median and 36-day median days on market). LiveBy — closed-sale statistics, same boundary — accessed September 29, 2026 (for property type Residential over 2026-08-01/P1M: 1,003 closings and a 1,894.86-square-foot average living area; over 2026-07-01/P1M: 1,137 closings; simple property types single-family, townhouse and condo, pulled separately: 876, 92 and 35 closings, a $265,800 townhouse median and 1,404.12-square-foot average, a $135,000 condo median with a 95-day median days on market, 0.94 sale-to-list and 20 of 35 with a price cut, and a 1,986.37-square-foot single-family average; single-value bedroom filters: 22 with one, 167 with two, 458 with three, 287 with four, 62 with five, 5 with six, and none with zero or with seven or more, with medians of $289,000, $349,254 and $415,000 and median days on market of 40.5, 33 and 37.5 for two, three and four bedrooms; single-value bathroom filters: 57 with one, 606 with two, 276 with three, 50 with four, 9 with five, 4 with six, 1 with seven, and none with zero or with more than seven; and bedroom and bathroom filters combined: 353 with exactly three bedrooms and two baths, at a $339,500 median and a 1,565-square-foot median living area). LiveBy — closed-sale statistics grouped by boundary across the 57 postal-code boundaries intersecting the county, property type Residential, 2026-08-01/P1M — accessed September 29, 2026 (for 74 closings in 85641, 68 in 85614, 60 in 85653, 40 in 85710 and 39 in 85755; the 53-, 49.5- and 55-day medians and 58.11%, 48.53% and 60% price-cut shares in 85641, 85614 and 85653; the 2023 and 2026 median years built in 85641 and 85653; and 85711, 85747, 85741 and 85704 as the fastest ZIP codes with 25 or more sales, at medians of $327,650, $317,000, $332,000 and $340,000). LiveBy — postal-city and city lookups at the label points of 85641, 85614, 85653, 85710 and 85755 — accessed September 29, 2026 (for Vail, Green Valley, Marana and Tucson as their postal cities, 85710's center inside the City of Tucson and 85755's inside the Town of Oro Valley). LiveBy — closed-sale statistics grouped by boundary across the 662 neighborhood-layer boundaries intersecting the county, then re-pulled individually for Rancho Vistoso (5cb5e75c8fefcf0001d3f446) and Rita Ranch (5ae0945a9d4ca80001998bd7), property type Residential, 2026-08-01/P1M — accessed September 29, 2026 (for the seven neighborhoods with ten or more sales; Rancho Vistoso's 34 sales, $522,500 median, 32-day median days on market and 15 price cuts; Rita Ranch's 22 sales, $307,500 median, 29.5-day median days on market, 0.99 sale-to-list and 7 sales above asking). Freddie Mac — "Primary Mortgage Market Survey" weekly history — freddiemac.com/pmms/docs/PMMS_history.csv — accessed September 29, 2026 (for the 30-year fixed averages of 6.69%, 6.67%, 6.65% and 6.66% on August 6, 13, 20 and 27, 2026; 6.71%, 6.76%, 6.95% and 7.03% on September 3, 10, 17 and 24, 2026; and 7.04% on January 16, 2025 as the last reading at or above 7.03%). Freddie Mac — "Mortgage Rates" (Primary Mortgage Market Survey) — freddiemac.com/pmms — accessed September 29, 2026 (for the survey's borrower profile of good-to-excellent credit on owner-occupied, single-family home purchase loans). Payment figures are standard 30-year amortization arithmetic on 10% down on $362,950. All figures are current as of September 29, 2026; MLS records for a closed month keep changing for weeks after it ends, so a re-run of any query above may differ slightly. 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.
Earlier coverage
- The Quietest Stretch of Tucson's Buying Year Is Here — June 1, 2026
Topics
- Tucson Real Estate Market
- Market Update
- Pima County
- Home Prices
- Days on Market
- Vail
- Green Valley
- Marana
- Rancho Vistoso
- Rita Ranch