The story of this market
The typical home in ZIP 85640 sells for about $198,077, or $158 per square foot.
Prices are down 1.2% from a year ago, which gives buyers more room to negotiate. Homes take about 52 days to sell. HUD's fair market rent for a two-bedroom is $1,248 a month.
ZIP 85640 — Tumacacori
The housing market in 85640 remains stable with prices significantly lower than the Arizona state average, reflecting its unique desert-suburban character. Demand is steady among retirees and long-term residents, though limited inventory and higher interest rates have tempered transaction volume. The area continues to benefit from its proximity to Tucson's major employment hubs while maintaining a distinct, lower-cost housing profile.
This area is well-suited for retirees and budget-conscious families seeking proximity to outdoor recreation and a quieter, suburban-desert lifestyle.
Median prices moved down 1.2% year over year.
Homes spend a median of 52 days on market with 3.8 months of supply — a fast-moving market.
18% of listings have cut prices · homes sell at 97.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.8% · poverty 9.2% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 85640, Pima County AZ
Crime rates in the Tucson Estates area are generally lower than the broader Tucson city average, with property crime being the primary concern for residents.
Schools serving the area are part of the Tucson Unified School District, which maintains a diverse range of academic performance ratings across its various campuses.
The area faces moderate risks related to extreme heat and occasional flash flooding during monsoon seasons, typical of the Sonoran Desert environment.
Economic momentum is driven by the broader Tucson metro area, with significant employment anchors in aerospace, defense, and the University of Arizona.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Arizona) — Senior Property Valuation Protection Option (Senior Freeze): Provides a 'freeze' on the valuation of the property for tax purposes, limiting the growth of the property tax burden for eligible seniors. State (Arizona) — Arizona Property Tax Assessment: The tax is calculated by applying an assessment ratio to the property's Limited Property Value (LPV). For primary residential property (Class 3), the assessment ratio is 10%. State (Arizona) — Arizona Property Tax Assessment: Property tax is calculated using the formula: (Full Cash Value or Limited Property Value) x Assessment Ratio = Net Assessed Value. The Net Assessed Value is then multiplied by the local tax rate. For primary residential property (Class 3), the assessment ratio is 10%. State (Arizona) — Delinquent Property Tax Lien Sale and 3-Year Redemption Foreclosure: The county treasurer sells a tax lien certificate via public auction to the investor bidding the lowest annual rate of interest (ranging from 16% down to 0% per annum under A.R.S. § 42-18114). State (Arizona) — Statutory Residential Homestead Exemption: Exempts up to $400,000 of equity in an owner-occupied primary dwelling from attachment, execution, and forced sale arising from unsecured civil judgment liens.
Residents typically rely on personal vehicles for a 20-30 minute commute into central Tucson via Ajo Highway.
The area is adjacent to Tucson Mountain Park and Saguaro National Park West, offering extensive hiking, biking, and desert recreation opportunities.
The rental market is characterized by a high share of long-term residents and a limited supply of multi-family units, keeping vacancy rates relatively low.
The local economy is heavily integrated with the Tucson metro area, supported by major employers like Raytheon, the University of Arizona, and various healthcare systems.
Transportation is dominated by private vehicle use, with limited public transit connectivity provided by Sun Tran bus routes along major arterial roads.
Development is constrained by topography and protected land, with most new activity limited to infill or small-scale residential improvements.
Pima County Assessor utilizes a mass appraisal system based on market sales data to determine full cash value for tax purposes.
Parcels are subject to various special districts including the Tucson Unified School District and local fire district levies.
Property insurance premiums are rising due to regional wildfire and wind/hail exposure, consistent with broader Arizona market trends.
Arizona continues to see positive net domestic migration, primarily driven by retirees and remote workers relocating from higher-cost coastal states.
Arizona is a deed-of-trust state, typically utilizing non-judicial foreclosure processes with a standard 90-day notice period.
Sellers are required to provide a comprehensive Residential Seller's Property Disclosure Statement (SPDS) covering all material facts about the property condition.
Data retrieved from US Census Bureau ZCTA profiles and Pima County housing datasets.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Large regional park offering extensive hiking and equestrian trails.
Iconic desert landscape and protected wilderness area.
Local facility providing swimming, tennis, and community gathering spaces.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.