Groves Lincoln Park Homes for Sale — Tucson, AZ

Key facts

Jurisdiction

Tucson, Arizona — incorporated city, Pima County

Average sale price

$269,000

Price range

$150K – $400K

School district

TUSD (Erickson & Ford Elementary, Secrist Middle, Santa Rita High)

Approximate population

~5,700

Approximate number of homes

~2,200 homes

What defines this area

• Lincoln Regional Park's 419 acres and the golf course inside it
• Pima Community College East Campus
• The five Grove plats that give it its name
• A 1971-1977 buildout at a median year of 1973
• A third of its acreage in public parkland
• The City's 18-hole Fred Enke Golf Course
• Groves Park and Groves II Park
• Houses built to a median year of 1973, range 1971-2006
• Living areas about 730-2,400 sq ft, median near 1,300
• A detached tier and a townhouse tier priced differently per foot
• 1,194 R-2 parcels, the dominant zoning district
• Olive Grove and Pine Grove platted 1971-1977
• Palm Grove Clusters' attached townhouse courts
• Lincoln Ridge and Lincoln Ridge Estates platted 1980-1981
• Davis-Monthan noise districts over the south-west corner
• Santa Rita High School inside the boundary
• Erickson and Ford attendance areas split at Pantano Road
• Pantano Road down the middle on the section line
• Escalante north, Irvington south, Kolb west, Camino Seco east
• Atterbury Wash Greenway shared-use path
• Atterbury and Kinnison Washes crossing the ground
• A complete pair of public-land-survey sections, 32 and 33
• 1,268.3 acres, 1.9817 square miles
• A registered City of Tucson neighborhood association
• Wholly inside the City of Tucson, entirely in Ward 4

About Groves Lincoln Park

More than a third of Groves Lincoln Park is public parkland rather than housing, which is why these two square miles on Tucson's east side hold roughly the houses of one. The 142 closings recorded inside this boundary over the last three years ran $125,000 to $389,500, against a $274,450 median and a $268,931 average on a $278,500 list median. They took a median 23 days on market against 27 cumulative at a sale-to-list ratio of 0.99; 52 of the 142 closed above asking and 53 took a price reduction. The houses behind them run 730 to 2,400 square feet with a 1,297-square-foot median and traded at a $207.47 median price per square foot. What is unusual is how little the build year moves: the whole record dates from 1971 to 2006 to a median year of 1973, and across the six best-fit price bands the median year built reads 1972, 1972, 1973, 1973, 1973 and 1972.5. Median living area climbs steadily up those same bands — 890, 1,030, 1,099, 1,281, 1,538 and 1,932 square feet — but the median price per square foot does not follow it, rising to a peak in the middle of the market and falling away at both ends: $140.45, $160.70, $215.49, $218.21, $201.55 and $188.44. So a single price-per-foot figure describes this place badly, and the bands are published instead. Two tiers sit inside that record. 117 of the 142 closings were detached houses, closing at a $284,000 median on a 1,377-square-foot median and $204.25 a square foot; 24 were townhouses, closing at $208,000 on 945.5 square feet and $228.92 a square foot, so the smaller attached tier trades about 12% higher per foot; exactly one condominium closed, at $180,000. The open space is all public, and a single parcel is most of it. Lincoln Regional Park covers 419.43 acres wholly inside the boundary, and the City of Tucson's 18-hole Fred Enke Golf Course lies within the park rather than beside it — the City bought the ground from the State of Arizona in June 1983, and the county's real-property record still carries the park and the course as one 409-acre City holding at 8251 East Irvington Road. Groves Park and Groves II Park add 11.90 and 6.11 acres outside it, so mapped parkland comes to 437.44 acres, 34.5% of the 1,268.3 acres the boundary encloses; counting Pima Community College's 53.74-acre East Campus alongside it takes the share of this ground carrying no housing to 38.7%. Pima County's trail layer carries hard-surface shared-use paths of seven to twelve feet through Lincoln Regional Park and along the Atterbury Wash Greenway, marked for bicycles, dogs and accessibility, and softer eight-foot tracks — Lower Lincoln, Ridge and Basin — marked for walking and horses. The college campus stands at 8181 East Irvington Road, and it is the reason a single one of the 2,127 official county address points reads a ZIP other than 85730: that one address carries 85709, the college's own. The name is the plat record, and it can be read straight off it. Twenty-three recorded plats lie wholly inside and their recorded lot counts sum to 1,966, though two are resubdivisions of lots an earlier filing already counted, so that figure is a sum of the county's counts rather than a count of distinct lots. Seventeen of the twenty-three are Grove filings under five names: Olive Grove's six hold 613 lots, Pine Grove's five 382, Palm Grove Clusters' two and its two resubdivisions 401, Cedar Grove 100 and Garden Grove 20 — 1,516 of the 1,966, or 77.1% of the recorded total. The Lincoln half is Lincoln Ridge and Lincoln Ridge Estates, 207 lots in April 1980 and 116 in October 1981, beside the regional park that carries the same name; the two municipal parks are named for the Groves. The buildout was fast and then it stopped: seventeen plats recorded between 11 June 1971 and 19 July 1977 carry 1,500 of the 1,966 recorded lots, 76.3% of that total in six years. After Lincoln Ridge the pace collapses to Garden Grove's 20 lots in 1994, Freestone Terrace's 24 in 2002 and Barrio Escalante's 46 in 2004, and then a 53-lot plat named Evergreen recorded on 25 June 2025 — the only filing here this decade, and one that had produced no closing in this record, whose newest house dates from 2006. The census estimate over the same boundary counts 2,190 housing units, 1,419 owner-occupied, 709 renter-occupied and 62 vacant, and its year-built histogram sums to that figure exactly rather than approximately; 1,553 of those units, 70.9%, date from the 1970s, and the plat record above is why. Zoning matches the small lots and the attached tier. R-2 is the dominant district at 1,194 parcels over 226.91 acres, against 374 parcels zoned R-1 over 117.92 and 326 zoned R-3 over 47.75; the office and commercial districts are modest at 160 O-3 and 56 C-1 parcels, two PAD-51 parcels hold 17.05 acres, and thirteen SR parcels hold 598.35 acres between them, the park-and-course holding and the college campus among them — those two are 473.16 of the 598.35, and one of the others is a 69.56-acre parcel the City's own record marks as a park site it did not acquire. The boundary is two complete PLSS sections. Pima County maps Section 32 and Section 33 of Township 14 South, Range 15 East side by side here, both marked a complete fraction and both carrying 1.0 square miles on the county's area field, and the LiveBy ring these figures are aggregated over matches their outline to about a metre on the west and north edges and ten to fifteen metres on the east and south, where it follows a right-of-way rather than the section line. Integrating that ring on the WGS84 ellipsoid gives 1,268.3 acres, 1.9817 square miles, on a 5.9832-mile perimeter inside a bounding box 1.9917 miles wide by 1.0083 deep. Four streets bound it and all four check against Pima County's own centerlines within ten metres: East Escalante Road on the north, out by 9.7 metres at the loosest, East Irvington Road on the south by 3.5, South Kolb Road on the west by 8.3 and South Camino Seco on the east by 3.2. South Pantano Road is the fifth, and it runs down the middle rather than around the edge, on the line dividing the two sections, out by 3.3 metres. Three of those four edges are carried on the county's major-street layer and Irvington, along this stretch, is not — it is classed a minor local road on every segment that forms the south edge. The whole of it sits in the City of Tucson: all 2,125 parcels read Tucson on the county's jurisdiction field with no exception, and Ward 4 is the only council ward whose polygon touches the boundary at all — the Ward 4 office itself stands inside it, on a ten-acre City parcel at 8123 East Poinciana Drive. The county's address points cover 71 street names, and 1,804 mapped building footprints lie wholly within the ring. The name is the City's too: exactly one registered neighborhood association polygon intersects this ground, it is called Groves Lincoln Park, the City lists it active in Ward 4 with signed bylaws dated 8 July 2026, and it is the same shape as the boundary these figures are aggregated over — all twenty-five interior grid points fall inside it and its worst vertex sits 8.5 metres off the LiveBy ring, against polygon areas of 1,266.2 and 1,268.3 acres. The City's own real-property file records the association objecting to any sale or development of two parcels formerly surplused as Groves Park, in a note the file dates to 1997. School assignment splits down the middle of the boundary, and the line is South Pantano Road — the same line that divides the two sections. Twenty-five point queries on Pima County's attendance-area layer return Secrist Middle and Santa Rita High at all twenty-five, and split the elementary assignment between Erickson to the west and Ford to the east; a bisection puts the change at longitude -110.8239 to -110.8240, between three and fourteen metres from the Pantano centerline, the gap widening from north to south. All twenty-five return Tucson Unified and nothing else, which is worth saying because LiveBy's school tool also returned four Vail Unified high schools nine to sixteen kilometres away marked as assigned, and the county's point queries contradict that at every one of the twenty-five; this page follows the county. Santa Rita High School stands inside the boundary at 3951 South Pantano Road. The two records disagree about its grade span, the county layer giving nine through twelve and the federal Common Core of Data directory eight through twelve, and this page reports the disagreement rather than choosing. The county's older points-of-interest layer carries a combined Eastside Middle School and Santa Rita High School record at that same campus, and a Lyons Elementary School record with no counterpart in the maintained schools layer; nothing consulted here establishes the current status of either name, so nothing is asserted about them. Two named washes cross the ground. Pima County's wash network carries Atterbury Wash at a 75-foot setback in the 2,000-to-5,000-cubic-feet-per-second class and Kinnison Wash at the same setback across both that class and the 1,000-to-2,000 one, with twenty unnamed reaches besides, nineteen of them at a 25-foot setback under 500 cubic feet per second. The county spells Kinnison two ways across its own layers here exactly as it does one section north — Kinnison in the wash network, Kinneson in the major-wash layer. Davis-Monthan Air Force Base's noise control districts reach this boundary, which Carson Corner immediately to the north escapes: 176 of the 2,127 address points fall inside district A and seven inside district B, 8.6% of them in total, and all of them lie in the south-west corner between Kolb Road and Irvington. The base's accident potential zones, its clear zones and its mapped avigation easement and disclosure areas touch none of it. The ground immediately north across Escalante Road is two of this site's own pages, Carson Corner across the western section and Lakeside Park across the eastern.

Groves Lincoln Park is an affordable neighborhood in the City of Tucson, on the southeast side of metro Tucson, Arizona, served by TUSD (Erickson & Ford Elementary, Secrist Middle, Santa Rita High). Homes trade in the $150K – $400K range, with an average sale price of $269,000 across roughly 2,200 homes and a population of about 5,700. Kyle Berglund, REALTOR® at Tierra Antigua Realty, represents buyers and sellers here — call (520) 250-8904.

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