Tortolita Vistas Homes for Sale — Marana, AZ

Key facts

Jurisdiction

Marana, Arizona — incorporated town, Pima County

Average sale price

$1,087,000

Price range

$900K – $1.3M

School district

Marana USD (Ironwood Elementary, Tortolita Middle, Mountain View High)

Approximate population

~170 (2023 survey)

What defines this area

• Detached houses at a $1,050,000 median across 47 closings in three years
• Houses built from 2012 to 2026 on lots of about three-quarters of an acre
• About 94 acres of association-held common desert
• Streets named for washes
• Houses of 3,200 sq ft or more at a $1,175,000 median
• Smaller houses at a $986,892 median and a higher price per foot
• Two plats under one name, recorded in 2007 and 2015
• Two of 47 closed over asking; 13 took a price reduction
• Tortolita Vistas and Tangerine Thornydale Specific Plan zoning
• Tangerine, Thornydale and Oldfather Roads as edges
• Annexed into the Town of Marana under a 1997 ordinance
• Canada Agua 2 Wash and its 50-foot setback
• FEMA Zone X at every house-lot centroid
• Tangerine Sky Community Park two-tenths of a mile from the south-west corner
• Mountain View High attendance area throughout
• ZIP code 85658 inside the Town of Marana

About Tortolita Vistas

Tortolita Vistas is a neighborhood of large detached houses on lots of about three-quarters of an acre in the Town of Marana, on Tucson's northwest side, about 297 acres at the north-west corner of Tangerine and Thornydale Roads. Tangerine Road is its south edge, Thornydale Road its east edge and Oldfather Road its west edge, and Moore Road runs along the north side of its north-west section; the rest of the north edge follows lot lines. Of its 47 Residential closings over the three years to October 2026, every one was a detached house, and they closed between $657,000 and $1,571,431 around a median of $1,050,000. The houses are recent: they were built between 2012 and 2026, to a median year of 2023, on a median of 3,108 square feet, and they closed at about $335 a square foot. Pima County records the ground in two plats under one name. The Tortolita Vistas plat, of 83 lots and two blocks, was recorded in April 2007, and Tortolita Vistas Phase II, of 69 lots, in June 2015, and every closing in the record sits inside LiveBy's own Tortolita Vistas subdivision boundary. Of the county parcels wholly inside the neighborhood, 146 are Tortolita Vistas house lots, at a median of about 34,000 square feet, or 0.78 of an acre, and every parcel carries the county's MARANA jurisdiction code. The Tortolita Vistas HOA holds five common-area parcels on the county record, about 94 acres in all, one of them about 73.6 acres, so much of the land between the lots is association-held desert rather than yards. The streets inside are named mostly for washes, Durham Wash Drive, Carpas Wash Drive, Distant Wash Drive, Faraway Wash Trail, Sabrina Wash Place and Suizo Wash Place among them, with Misty Breeze Lane, Bent Shadow Court, Sleeping Shadow Place, Bass Spring Trail and Lopez Wells Lane. Size is what separates the record. The 21 houses of 3,200 square feet or more closed between $892,722 and $1,571,431, around a median of $1,175,000, at about $321 a square foot; the 26 smaller houses closed between $657,000 and $1,347,761, around a median of $986,892, at about $342 a square foot. Those two groups make up all 47, so the larger houses cost more in total and less per foot. Taken together, the 47 closed around an average of $1,086,562. Among the closings that reported a marketing time, the median went under contract in 13.5 days, and the record closed at 99 cents on the list dollar; 2 of the 47 closed above their asking price and 13 took at least one price reduction. No residential income property closed inside the boundary in the same three years. These are closed sales, not homes currently for sale, and they are medians over small groups; a valuation still works from closely matched sales. The south-east corner, at the intersection, is not houses. The 2008 and 2023 Villagio plats there hold a convenience store, a self-storage building and a 3.5-acre Northwest Fire District parcel at 12095 North Thornydale Road, and a 4.5-acre block of the 2007 plat at 12151 North Thornydale Road is held by the City of Tucson. A vacant privately held parcel of about 33 acres takes up much of the south-west corner along Tangerine Road. Zoning is the Town of Marana's: the Tortolita Vistas Specific Plan covers 94 of 116 interior sample points and the Tangerine Thornydale Specific Plan the other 22, around the corner and the vacant land. The whole boundary came into the Town under one annexation ordinance, number 97.24, which Pima County's annexation layer dates to 1997, not deannexed. A wash Pima County maps as Canada Agua 2 Wash crosses the boundary in its natural channel with a 50-foot regulated setback, and smaller mapped flow paths carry setbacks of 25 to 50 feet. FEMA's flood map returns Zone X, an area of minimal flood hazard, at 102 of 116 interior sample points, Zone X shaded at 6, and Zone AO, an alluvial-fan flood zone with a two-foot depth, at 8; the county parcel centroid of every house lot falls in Zone X. A sample point or a centroid is not a flood determination for any particular property, so check the flood map for a specific address. None of Pima County's airport overlay layers reaches the boundary. All 181 official county address points inside the line read ZIP code 85658 with a Marana mailing city. There is no public park inside the boundary; the Town of Marana's Tangerine Sky Community Park, at 4411 West Tangerine Road, is about two-tenths of a mile beyond its south-west corner. Schools are Marana Unified. LiveBy's assignment query names Ironwood Elementary, Tortolita Middle and Mountain View High; confirm the assignment for a specific address with the district.

Tortolita Vistas is a luxury neighborhood in the Town of Marana, on the northwest side of the Tucson area, Arizona, served by Marana USD (Ironwood Elementary, Tortolita Middle, Mountain View High). Homes trade in the $900K – $1.3M range, with an average sale price of $1,087,000, and a population of about 170 (2023 survey). Kyle Berglund, REALTOR® at Tierra Antigua Realty, represents buyers and sellers here — call (520) 250-8904.

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