The story of this market
The typical home in ZIP 85648 sells for about $335,000, or $195 per square foot.
Prices are up +16.2% from a year ago, so sellers still have some momentum. Homes take about 407 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,450 a month.
ZIP 85648 — Rio Rico
The housing market in 85648 is currently experiencing low transaction volume and high days on market, indicating a slow-moving environment. While prices have seen a year-over-year increase, the limited number of closed sales suggests a market where buyers are selective and inventory turnover is constrained.
This ZIP is best suited for family buyers seeking more space at a lower price point than the Tucson metro, as well as commuters working in the Nogales border region.
Median prices moved up 16.2% year over year.
Homes spend a median of 407 days on market with 54.0 months of supply — a slower-moving market.
1% of listings have cut prices · homes sell at 98% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 6.0% · poverty 16.5% — a stable, low-distress profile.
versus the prior ACS vintage
ZCTA 85648, Santa Cruz County, AZ
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Schools in the area are primarily served by the Santa Cruz Valley Unified School District, with performance ratings generally reflecting regional averages for rural Arizona.
The area is subject to standard desert climate risks, including potential for flash flooding in low-lying areas and wildfire risks common to the Santa Cruz County landscape.
Economic momentum is tied to the proximity of the Nogales border crossing and regional logistics, with limited large-scale residential development currently reported.
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.
Commuting primarily involves travel via I-19 toward Nogales to the south or Sahuarita/Tucson to the north, with limited public transit options available.
The area offers access to outdoor recreation including hiking and desert trails, with limited immediate shopping and dining options within the ZIP code.
The rental market is characterized by moderate demand, with a focus on single-family housing stock and limited multi-family inventory.
The local economy is heavily influenced by international trade, logistics, and government services associated with the nearby Nogales port of entry.
Interstate 19 serves as the primary transportation corridor, connecting the area to Tucson and the Mexican border.
Development is largely focused on infill residential projects rather than large-scale master-planned communities.
The Santa Cruz County Assessor manages property valuations, utilizing a mass appraisal system for annual tax roll updates.
Parcels are subject to Santa Cruz County levies, Santa Cruz Valley Unified School District taxes, and various fire district assessments.
Property insurance premiums are influenced by regional wildfire risk and the availability of fire protection services in the unincorporated areas.
Data retrieved from Census Reporter and MapOfZipCodes.
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.
A primary recreational anchor for the community.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.