| Dear Friends,
As we approach Thanksgiving, I want to take a moment to express my gratitude for your continued trust and support. Helping you achieve your real estate goals —whether buying, selling, or simply staying informed —means so much to me. I'm thankful to work with such wonderful clients and friends who make what I do so rewarding.
In October, our inventory levels were slightly above 5,000 homes. Buyer activity remains steady, particularly in well-priced homes and desirable neighborhoods. Here are the latest statistics reported by the Tucson Association of Realtors.
Active Listings - 5,066
New Listings - 1,956
Closed Sales - 1,075
Months Supply of Inventory - 4.71
Average Days on Market Until Sale - 56
Median Sale Price - $355,000
Average Sale Price -$424,253
Average Listing Price for Single Family Homes - $605,610
Average Listing Price for Townhomes - $364,525
Average Listing Price for Condominiums - $247,093
Average % Over or Under the Asking Price - Under asking price by 2%
Just Listed in Oro Valley - Three new listings!
 click here to view property website
33 E. Big Wash Place in 85755
$550,000
3 Bedrooms/Den/2 Baths/2-car garage/1,980 sqft
Pool with new gas heater
This gorgeous move-in-ready home backs to the HOA common area, and beyond the common area is Honey Bee Canyon Park. Tile flooring & high ceilings throughout the home, and a Great room floor plan with a wall of windows overlooking the back yard and Sonoran Desert. All furnishings & decor are available on a separate bill of sale. This gated community within Rancho Vistoso is close to the Vistoso Nature Preserve and Catalina State Park.
 click here to view property website
13543 N. Trailing Indigo Court in 85755
$925,000
4 Bedrooms/Den/4 Baths/3-car garage/3,800 sqft
Next Generation home offers a separate suite with a kitchen, bedroom, bathroom, and one-car garage. The gated community of The Pinnacle in Center Pointe Vistoso offers a community Olympic-sized pool, splash pad, multiple playgrounds, barbecue areas, fire pits, and a clubhouse that can be rented for private parties. Bike to the tennis courts and the neighborhood school within the master planned community of Rancho Vistoso.
 click here to view property website
234 W. Appalachian Street in 85737
$210,000
2 Bedroom/2 Bath/1-carport space/1,056 sqft
Darling manufactured home in The Highlands 55+ neighborhood in Oro Valley, offering a community pool heated year-round, mini-golf, bocce ball, a clubhouse with library, stage, card room, and social activities almost every night of the week. Conveniently located in the heart of Oro Valley near Lambert Park and all major conveniences. All furnishings and decor are included with the home.
Under Contract in the Foothills
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6060 E. Avenida Arriba in Tucson 85750
$1,195,000
5 Bedrooms/3 Baths/3-car garage/3,656 sqft
Pool & Spa
One-acre elevated lot with unobstructed city and mountain views
Custom-built, 3,656 sqft residence, a true sanctuary set on a private, one-acre lot in the heart of the Catalina Foothills. Breathtaking Sonoran Desert landscape, unobstructed city lights, and all mountain ranges from every vantage point. This single-level home offers a floorplan with no interior steps. The home has four spacious bedrooms, three full baths, plus a versatile den that could 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 a new quartz finish and new pool equipment.
For Sale in Sahuarita
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14973 S. Theodore Roosevelt Way in Sahuarita 85629
$405,000
4 Bedrooms/2.5 Baths/Two-Story/2-car garage/2,274 sqft
Backyard Oasis with a Pool & Spa
The solar panels will be paid off at the close of escrow. Owned solar is a huge bonus to the buyer! Special features include new Energy Star-rated windows and doors, a new Rheem soft water system, fresh paint, high ceilings, a pool, and a spa in a private backyard with no neighbor directly behind you. Rancho Sahuarita is a master-planned community with parks, lakes, an extensive workout center, a splash pad, basketball and pickleball courts, and community activities.
Just Sold in Oro Valley
1090 W. Eagle Landing Place in Oro Valley 85737
Sold Price $495,000
5 Bedroom/3 Bath/2-car garage/Pool/2,200 sqft
This desirable five-bedroom home in the Copper Creek neighborhood has a split bedroom plan with three full baths, an updated kitchen with a Great room concept, a unique built-in aquarium, and a large picture window overlooking the pool and flagstone patio. My clients are thrilled to make Oro Valley their new home!
Just Sold in Saddlebrooke
38777 S. Starwood Dr. in Saddlebrooke 85739
Sold Price $425,100
2 Bedroom/Den/2 Bath/2-car garage/1,500 sqft
The seller spent $25,000 on upgrading the front and back yard landscaping, and this home stood out because of it! A wonderful move-in-ready home with a cheery white kitchen stole the show.
Congratulations to all my clients who made moves this month!
Should You Buy Before You Sell? How to Navigate Two Transactions at Once
|  | Buying a new home while selling your current one sounds like a real-life juggling act – and in many ways, it is. The goal is to land smoothly in your next home without feeling rushed, stressed, or financially stretched.
So, what’s the best order: buy first, or sell first? The right choice depends on your finances, your comfort with risk, and the market conditions in your area. Let’s break it down.
Option 1: Buy First – When You Want More Control Over Your Move
If you’ve already found your dream home, buying before you sell can give you flexibility and peace of mind. You can move at your own pace and stage your old home for sale once it’s empty – always a plus for presentation.
The pros:
- Less pressure to move out fast. You’ll have time to pack, clean, and list your old home properly.
- Smoother transition. No temporary housing or storage costs.
- Better negotiating position. You can make strong offers without a “sale contingency” attached.
The cons:
- Double payments. You might carry two mortgages until your old home sells.
- Tied-up funds. Your down payment might be locked in your current home’s equity.
Smart solutions:
- Bridge loan: A short-term loan that lets you use your current home’s equity for your next down payment.
- HELOC (Home Equity Line of Credit): Another way to access funds before selling.
- Renting out your current home: Temporary rental income can help offset costs if selling right away isn’t ideal.
Option 2: Sell First – When You Want to Play It Safe
Selling first means you’ll know exactly how much money you have for your next purchase. It’s often less stressful financially – though it can make timing trickier.
The pros:
- No double mortgage stress. You sell, then buy with a clear budget.
- Stronger financial footing. You’ll have your proceeds in hand for a down payment.
- Easier loan approval. Without existing debt, you may qualify for better mortgage terms.
The cons:
- Possible temporary housing. You might need a short-term rental or to stay with family between homes.
- Feeling rushed. The pressure to find your next home quickly can limit your options.
Smart solutions:
- Rent-back agreement: Negotiate with your buyer to stay in your home briefly after closing.
- Extended closing: Ask for a longer closing period (45-60 days) to buy you more time to house-hunt.
Which Is Right for You?
If your local market is hot and competitive, selling first can be safer – homes tend to move quickly, and you’ll have cash ready to make a strong offer.
If the market is balanced or slower, buying first may give you flexibility and better control over timing.
Every market moves differently, so understanding local trends and preparing your finances in advance will help you make the best move with confidence.
Need Help Balancing Both?
Whether you’re buying first or selling first, planning ahead makes all the difference. I can help you understand current market conditions and create a smooth, well-timed strategy for your next move – no juggling required.
Let’s make your next move your best one.
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| | A Personal Update | | Many of you knew me before Paul, Tyler, Ryan, and Nic were my beautiful family. Paul and I celebrated our 20th wedding anniversary in October. We were married at the historic Arizona Inn in October of 2005. We took a trip to Napa Valley and enjoyed wine tasting, great food, the valley's scenic landscapes, golf, and relaxation. We talked about what the next 20 years look like, and we both think the best is yet to come!
Wishing you a wonderful Thanksgiving!
Mary Tosca |
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