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Dear Friends,
As we move into mid-September, I'm starting to see signs that the real estate market is beginning to recover after a slower summer. This seasonal slowdown is typical, but with fall around the corner, activity often picks back up. All eyes are now on the Federal Reserve's upcoming meeting on September 17. If the Fed announces a rate cut, it could give buyers the extra confidence they need to step into the market, making this an opportune time for both buyers and sellers to act.
Below, you'll find the latest housing inventory and market statistics for August 2025 reported by the Tucson Association of Realtors. These numbers offer valuable insight into where our market is heading and highlight potential opportunities.
Active Listings - 4,611
New Listings - 1,702
Closed Sales - 1,118
Months Supply of Inventory - 4.12
Average Days on Market Until Sale - 61
Median Sale Price - $350,000
Average Sale Price -$415,662 Up .3% from the previous year
Average Listing Price for Single Family Homes - $607,553
Average Listing Price for Townhomes - $356,932
Average Listing Price for Condominiums - $244,305
Average % Over or Under the Asking Price - 2.09% under
Just Listed in the Foothills
 Click here for property website
6060 E. Avenida Arriba in Tucson 85750
Listing Price $1,225,000
5 Bedrooms/3 Baths/3-car garage
Pool & Spa
3,656 sqft, one-acre elevated lot, built in 2004
Gorgeous city and mountain views
Prepare to be captivated by this custom-built, 3,656 sqft residence, a true sanctuary set on a private, one-acre lot in the heart of the Catalina Foothills. Seamlessly blending with the breathtaking Sonoran Desert landscape, this home offers unobstructed, panoramic views of the city lights and all mountain ranges from every vantage point. This single-level home offers an exceptional floor plan with no interior steps. Soaring ceilings create a sense of grandeur and openness throughout the entire home. The property has four spacious bedrooms, three full baths, plus a versatile den that could easily serve as a fifth bedroom providing ample space for family and guests. An extended balcony invites you to enjoy morning coffee or evening cocktails as you take in the panoramic city and mountain views. Don't miss the pool and spa with new pool equipment and new quartz finish.
 Click here to view property website
14973 S. Theodore Roosevelt Way in Sahuarita 85629
Listing Price $419,000
4 Bedrooms/2.5 Baths/Two-Story/2-car garage
Backyard Oasis with a Pool & Spa
2,274 sqft, built in 2002
My listing in Rancho Sahuarita has new Energy Star-rated windows and doors, a Rheem soft water system, and solar panels. It also features fresh paint, neutral decor, high ceilings, and an open floor plan, plus a pool and spa in a private backyard setting with no neighbor directly behind you! Rancho Sahuarita is a master-planned community with parks, a lake for fishing, an extensive workout center, a splash pad, basketball and pickleball courts, and community activities.
For Sale and For Rent
 Click here to view property website
7211 E. River Canyon Way in Tucson 85750
Listing Price $599,000 Rental Price $2,500 per month
2 Large Bedrooms + a Den/2 Baths/2-car garage
Community Pool & Spa
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.
Understanding Property Taxes: What You’re Really Paying For
|  | Property taxes aren’t exactly the most thrilling part of homeownership – but they’re one of the most important. Whether you’ve just moved in, owned your home for years, or are planning a move soon, understanding how property taxes work can help you budget better, avoid surprises, and even challenge your bill if it seems too high.
Let’s break it down.
What Are Property Taxes, Really?
In simple terms, property taxes are what local governments charge to fund essential services – think public schools, road maintenance, police and fire departments, parks, and libraries. Your tax bill helps keep your community running.
The amount you pay each year is based on two key factors:
- The assessed value of your property, which may not match market value
- The local tax rate, which is set by your city, county, or municipality
Why Your Tax Bill Might Change
Ever wondered why your taxes went up (even if you didn’t do anything to your home)? A few reasons:
- Your property value increased due to a market shift or improvements
- Local tax rates rose, often due to voter-approved measures or budget changes
- A reassessment occurred, which might happen annually or on a specific schedule
If you’ve added a new deck, finished a basement, or pulled permits for upgrades, that can also increase your home’s assessed value.
Assessed Value vs. Market Value
It’s common to assume your tax bill is based on your home’s current market price – but that's not always true. The assessed value is determined by your local tax assessor and may be calculated using historical sales data, property size, improvements, and neighborhood trends.
In some areas, assessments lag behind actual market conditions, which can work in your favor – or not.
Can You Challenge Your Assessment?
Yes, and sometimes you should! If you believe your home has been over-assessed (and you're paying too much), you may be able to file an appeal with your local tax office.
A successful appeal might involve:
- Comparing assessments with similar homes in your area
- Highlighting issues or flaws that reduce your home’s value
- Providing professional appraisals or documentation
2025 Personal Property Notice of Value - Mailing & Appeal Information
The 2025 Personal Property Notice of Value was mailed to taxpayers on Friday, August 29, 2025. If you wish to file an appeal, please ensure the Treasurer's office receives your submission by 5:00 PM on Monday, September 29, 2025. If you are submitting your appeal through USPS, a postmark dated September 29, 2025 will be accepted. If you have any questions or need assistance, please contact the Pima County Treasurer's office at (520) 724-8630 and ask to speak to a member of the Personal Property Team, or email them at asrpp@pima.gov.
Planning Ahead
Property taxes are usually included in your monthly mortgage payment through an escrow account. But if you’re not using escrow – or if rates go up – you’ll want to ensure you’re setting aside enough.
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