| Dear Friends,
In my June newsletter, you may have noticed I added a new section highlighting local businesses and service providers. Illuminations and Good 2 Great Golf were featured, offering discounts to my clients. I will continue to promote local businesses, restaurants, and service providers in hopes that my clients will benefit from the information.
I rarely talk about new construction homes and inventory. I sell these too! The new home inventory is twice the normal. Prospective buyers are hesitant to give up low mortgage rates on current homes and are concerned about paying top dollar. Builders are buying down mortgage rates, lowering prices, and offering promotions and incentives to attract more buyers. On a positive note, there are ways to compete with the builder when your home is for sale. Contact me for a complete list of new builds in your area and for tips on how to compete with new construction.
Below are the latest inventory and statistics for June 2025 reported by the Tucson Association of Realtors.
Active Listings - 4,816
New Listings - 1,703
Closed Sales - 1,204
Months Supply of Inventory - 4
Average Days on Market Until Sale - 55
Median Sale Price - $365,000
Average Sale Price - $447,729
Average Listing Price for Single Family Homes - $609,406
Average Listing Price for Townhomes - $358,461
Average Listing Price for Condominiums - $252,467
Average % Over or Under the Asking Price - 1.89% Under
Coming Soon
14973 S. Theodore Roosevelt Way in Sahuarita 85629
I am closely monitoring the market in Rancho Sahuarita and will finalize the listing price in the next two weeks.
4 Bedrooms/2.5 Baths/Two-Story/2-car garage
Pool and Spa
2,274 sqft built in 2002
This home features a pool and spa, new interior paint, and an updated kitchen. Enjoy no neighbor directly behind the house! It is located in Rancho Sahuarita, a community with an extensive workout facility, walking paths, lakes, parks, and a recreation center.
For Sale
 Click here to view the property website
7211 E. River Canyon Way in Tucson 85750
Listing Price $599,000
2 Large Bedrooms + a Den/2 Baths/2-car garage
2,400 sqft, built in 1979
Situated on a private and serene 1/4-acre lot with stunning Catalina Mountain views. This pride of ownership home and neighborhood offer a community pool, spa, and clubhouse. The HOA maintains the front yard landscaping, garbage collection, and street maintenance. The dream backyard has six mature fruit trees, a tranquil koi pond and waterfall, plus a bocce ball court. Located near Sabino Canyon and River Road.
Under Contract
10726 N. Cactus Point Drive in Marana 85742
Listing Price $659,000
2 Bedrooms + Den/2-car garage in the 1,880 sqft main house built in 2023.
1 Bedroom/ 1 Bathroom/1-car garage in the 700 sqft attached Next Gen casita.
My client found "the one" when she walked into this popular Next Gen home on a private lot with Tucson Mountain views. A door to the main house's interior connects to the Next Gen living space, complete with a bedroom, bathroom, kitchen, Great room, and garage.
Sale Pending
4640 S. Gatwick Drive 85730
Listing Price $310,000 - Multiple offers received!
4 Bedrooms/2Bath/2-car garage
1,515 sqft, built in 1996
New carpet, new paint, a split bedroom plan, and an open-concept floor plan make this home desirable. The roof is four years old, and the HVAC is six years old. The kitchen has a gas stove, microwave, garbage disposal, dishwasher, and refrigerator. The neighborhood park is down the street!
Sold
446 N. Campbell Ave. Units 2202 & 2203 Tucson 85719
Final Sales Price for each unit was $387,815 = $775,630
These two units were identical, offering 2 Bedrooms/2 Baths/1,056 sqft. The seller initiated a 1031 exchange, and it was important that both units close simultaneously. Despite having two separate buyers for the units, the timing worked perfectly. 1031 exchanges can be tricky, but with some cooperation from the buyers and the buyer's agents, we got it done!
What to Do When You Inherit a Home
|  | Inheriting a home is one of those life moments that often brings mixed emotions. There’s usually a personal story behind the property – alongside a host of decisions, paperwork, and questions that can feel overwhelming.
Whether you’ve just inherited a house or expect to in the future, here’s a straightforward guide to help you understand your options and next steps.
Step 1: Take a Breath – and Take Stock
Before rushing into decisions, give yourself time. A home tied to a loved one can carry emotional weight, and there’s no need to tackle everything immediately.
Start by gathering key documents:
- The will or trust
- Mortgage information (if any)
- Homeowners insurance policy
- Utility bills and tax records
- Deed/title paperwork
These will help you get a clear picture of what you’ve inherited – and what’s still owed or required.
Step 2: Determine Ownership and Legal Standing
If the home was left to you in a will, the estate will likely need to go through probate before you can take ownership. If the property was in a trust, this process may be quicker.
It's smart to consult a probate attorney or estate planner, especially if there are multiple heirs or unclear ownership.
Step 3: Decide What to Do With the Property
There are typically three options when inheriting a home:
1. Move In:
If the property meets your needs and budget, moving in could be a meaningful and practical choice. Be sure to consider any outstanding mortgage, necessary repairs, or updates.
2. Sell the Home:
Many heirs choose to sell – especially if the home doesn't suit their lifestyle or if there are multiple inheritors. Before listing, you’ll want to:
- Get the home appraised
- Handle any required repairs
- Clear out belongings (this can take time, and I can help you find the right people to assist in the process).
Pro tip: A real estate agent can help you assess the market, suggest small improvements, and guide you through the process from a respectful, professional lens.
3. Rent It Out:
If you're not ready to sell but don’t plan to live there, renting can provide income while you figure things out. Be prepared for landlord responsibilities, local rental laws, and potential property management needs.
Step 4: Understand the Financial Impact
Inheriting a home can come with financial considerations, including:- Property taxes: These may be reassessed.
- Capital gains taxes: If you sell the home, the cost basis will likely “step up” to the home’s value at the time of inheritance, which can reduce taxes owed.
- Ongoing expenses: Mortgage payments (if applicable), insurance, utilities, and maintenance will all need attention.
Speaking with a tax professional can help you avoid surprises and make smart choices based on your plans.
You're Not Alone – And You Don’t Have to Figure It All Out Right Away
Inheriting a home is a big responsibility, but it can also be a meaningful opportunity. Whether you want to honor your loved one’s memory by moving in, turn the home into a new investment, or part with it thoughtfully, you’ve got options – and people to help.
If you need guidance on selling, managing, or simply evaluating your inherited home, I’m here to support you with sensitivity and expertise every step of the way.
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| | Highlighting Two Local Businesses | | I am proud to feature two local businesses in this edition of my newsletter. Katie has been a friend for over 45 years, and I can attest to her integrity, efficiency, and organizational skills. Katie specializes in home management and care, personal assistance, event prep and support, "cleaner" living options, and more!
Click here to view Katie's website
My favorite hair salon in Tucson and Oro Valley is Lewis & Ivey Salon located in the Oro Valley Market Place. Taylor Lewis has been doing my hair for sixteen years! A true testament to her skills and customer service is how long I have been a fan. Taylor and her sister Jessie have a salon full of talented stylists, current on all techniques and trends. They also offer facials, eyebrow, and eyelash tinting. Click on the link for the full menu of services.
Click here to view Lewis + Ivey website
As always, thank you for your business and your referrals. Please let me know if I can be of service to you.
Sincerely,
Mary |
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