ZIP 85718 Housing Market & Real Estate Update — February 22, 2026

Top takeaways

Zillow pegs the typical 85718 home value at $722,287 (data through Jan 31, 2026), down 1.0% year over year.
Inventory looks active for a winter market: 215 homes for sale and 50 new listings (as of Jan 31, 2026).
Homes are taking about 44 days to go pending, and recent sales are generally closing under list (median sale-to-list ratio 0.977).
Tucson code updates that took effect Jan 1, 2026 can expand ‘middle housing’ options on some lots inside city limits.

Market snapshot: ZIP 85718 (Tucson, AZ)

Today’s quick pulse for ZIP 85718 is a ‘more choices, slower pace’ setup. Zillow’s latest ZIP-level metrics show a median sale price of $680,667 (Dec 31, 2025) alongside a median list price of $657,167 (Jan 31, 2026). With 7.2% of sales closing over list and 71.1% closing under list (Dec 31, 2025), buyers still have negotiating room when a home isn’t perfectly dialed in.

Rentals & financing

Zillow’s rent index puts the average rent in 85718 at $1,553 (Jan 31, 2026). On the financing side, Zillow Home Loans showed a 30-year fixed rate of 5.875% (as of Feb 22, 2026; last updated Feb 21, 2026). If you’re rate-sensitive, that’s enough to keep many buyers focused on price reductions, concessions, or smaller loan amounts.

Development & zoning watch

If your property sits within Tucson city limits, Planning & Development Services notes a middle-housing code amendment approved by Mayor and Council that took effect Jan 1, 2026 (with rural residential areas excepted). Practically, this is worth watching for duplex/triplex/fourplex feasibility, ADU planning, and investor interest on lots that now pencil differently. Also note the city’s update that permit applications submitted after Jan 1, 2026 must comply with 2024 building codes.

What’s for sale right now (no addresses)

On Zillow’s 85718 search today, there were 206 active results. The mix spans:

Entry-level condos around the low-$300Ks
Townhomes and smaller single-family homes in the upper-$400Ks to $700Ks
Premium foothills properties pushing into the $1M–$2M+ range

If you’re listing, this spread means presentation matters: strong photos, clear disclosures, and pre-list repairs can be the difference between ‘stale’ and ‘pending’ in a 44-day-to-pending environment.

ServiceXTC pros to bookmark

Green Star Plumbing Company Phoenix (Plumber)
Walker Family Plumbing & Electric (Plumber)
Desert HVAC Repair (HVAC contractor)
Comfy Cool AC and Central Air Repair (HVAC contractor)
Moving For Sport, LLC (Mover)

Sources

Zillow: 85718 home values, inventory, rent, and listings
Zillow Home Loans: mortgage rates
City of Tucson: Planning & Development Services (code amendments, permits)

What are you seeing in 85718 right now: more price cuts, more buyers touring, or more listings sitting longer than expected?