| Dear Friends,
February in Tucson is pure magic! Our city comes alive this month with sunshine, visitors from around the world, and an incredible lineup of events. The world-famous Tucson Gem, Mineral & Fossil Showcase is in full swing, bringing sparkle and excitement to every corner of town. Beyond the gems, February offers art fairs, outdoor festivals, rodeo events, farmers markets, and perfect patio weather to enjoy it all. It’s one of the best times of year to explore everything that makes Tucson such a vibrant and unique place to live. Whether you’re a longtime local or new to the area, there’s always something fun to discover!
And just like our calendar, the Tucson real estate market is bustling too. The first quarter of the year is traditionally one of the busiest times for buyers and sellers. With strong buyer demand, now is an exciting moment to be part of the market, whether you’re considering selling, buying, or just keeping a close eye on trends.
Warmly,
Mary
Coming Soon (Going live February 12th)
Guard Gated Community of Stone Canyon - $2,000,000
 
1185 W. Weathered Stone Place, Oro Valley 85755
4 Beds / 4 Baths / 4,117 sqft. / 3 Car Garage / 1.56 Acres
Located in the guard-gated community of Stone Canyon, home to the Phil Mickelson championship course, this residence captivates with soaring ceilings and windows framing majestic mountain views. The elegant split layout features travertine and wood flooring, a wine bar, and a stacked stone gas fireplace. The grand primary suite offers a private retreat with stunning views and a private patio. A chef’s dream, the kitchen boasts a large island, professional SS appliances, a gas cooktop, an expansive breakfast bar, and a walk-in pantry. Backing to natural desert, the backyard is an entertainer's oasis with a covered patio and sparkling pool/spa. Just minutes away from the clubhouse and fitness center, this is the pinnacle of luxury living.
Active Listings
Foothills Ventana Del Oeste - $815,000
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5691 N. Placita Deleite, Tucson 85750
5 Beds / 3baths / 2851 sqft / 2 Car Garage / .46 acres
Gorgeous Foothills home on an elevated lot with owned solar panels & a pool. This 5-bedroom, 3-bathroom beauty offers the perfect balance of seclusion and accessibility. Located within a gated community near Ventana Canyon Resort and Spa, this home was designed for modern living. The interior offers a rare, highly functional layout with 2 beds and a den on the first floor. The main level serves as the heart of the home, featuring a family room off the kitchen, a two-way fireplace, and a living room. The main floor primary bedroom has access to the backyard and patio. The main floor guest room is ideal for a nursery, guest quarters, or multi-generational living. Upstairs, you will find three additional bedrooms and a full bathroom, providing plenty of space for everyone!
Sabino Vista Village $495,000
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3710 N. River Canyon Road, Tucson 85750
2 Bedrooms Plus Office / 2 Baths / 1909 sqft 2-car garage
Situated on a private corner lot across from an open space and ideally located near Sabino Canyon, this charming patio home offers an incredible opportunity to be in one of Foothills' most desirable locations. This home features a grand living room with high ceilings, lots of light & cozy gas fireplace. The kitchen with a breakfast nook & bar offers a gas cooktop and a pantry, making it a delightful space to cook in. The covered porch off the living room & primary suite offers quiet enjoyment to sit & enjoy the mountain views. A cozy office looks onto the spacious backyard and patio. Additionally, there is an attached 2-car garage, a front courtyard, a storage room, a community pool, a hot tub, and a clubhouse.
Oro Valley The Highlands 55+ Community - $165,000
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241 W. Matterhorn Street Oro Valley 85737
1 Bedroom / Office/Flex Room / 1 Bath / 850 sqft / 2 carport spaces
Mid-century charm meets Oro Valley convenience in this darling 1965 one bedroom plus den/flex room home located in the desirable Highlands 55+ community. Perfectly balancing vintage character with modern comfort, the interior features bright laminate floors, a versatile family room with a cozy gas fireplace, and a massive storage room ideal for hobbies. The outdoor living spaces are a true standout, featuring an inviting front courtyard and a serene, fully enclosed backyard designed for quiet enjoyment. Complete with decorative block fencing, pavers, a garden shed, and effortless low care landscaping, the yard serves as the perfect vantage point for stunning Catalina Mountain views.
Center Pointe in Rancho Vistoso - $899,000
 click here to view property website
13543 N. Trailing Indigo Court, Oro Valley 85755
4 Bedrooms plus Den / 4 Baths / 3,800 sqft. / 3-car garage
A unique and functional Next Generation home offers a separate suite with a kitchen, bedroom, bathroom, laundry, and one-car garage. The Pinnacle in Center Pointe Vistoso offers an Olympic-sized community pool, a splash pad, multiple playgrounds, barbecue areas, fire pits, and a clubhouse available for private parties. Bike to the tennis courts and the neighborhood school within the master planned community of Rancho Vistoso.
Under Contract
33 E. Big Wash Place, Oro Valley 85755
4 Bedrooms / 2 Baths / 1,980 sqft / 2-car garage
List Price $550,000
Stunning single-story 4 Bedroom home with a heated pool in a gated Oro Valley community. The 4th bedroom is off the Great room & can be a den. Adjacent to Honey Bee Canyon Park, this gem offers open space behind the home & spectacular views of Pusch Ridge. Across the street is Vistoso Trails Nature Preserve & two miles away is Catalina State Park. Tile flooring throughout the entire home, a corner gas fireplace in the Great Room with a wall of windows overlooking the yard and Sonoran Desert. Split bedroom plan with a den off the Great room makes a perfect home office or exercise room.
8031 E. Presidio Road, Tucson 85750
5 Beds / 3 Baths / 2,304 sqft / 2 Car Garage
Listed at $599,000
Welcome to your new haven in the highly sought-after Sabino Vista Hills community. Built in 1978, this spacious 5-bedroom, 3-bathroom home with a split bedroom plan is a rare find, cherished and lovingly maintained by its original owner. The property sits on an expansive .44-acre lot, offering a private, tranquil setting with mature vegetation. A beautiful brick paver driveway sets a welcoming tone for this charming Southwestern residence.
14973 S. Theodore Roosevelt Way, Sahuarita 85629
4 Bedrooms /2.5 Baths / Two-Story / 2,274 sqft 2 Car Garage
Backyard Oasis with a Pool & Spa
Listed at $399,900
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.
Cash vs. Financing: The Real Math Behind Different Purchase Strategies
|  | When buying a home, one of the biggest questions isn’t just whether you can pay cash – it’s whether you should. While paying cash can feel like the cleanest option, financing can sometimes make more sense once you look beyond the surface.
The difference comes down to how your money is working – and what you’re giving up either way.
 Paying Cash: Simplicity, Speed, and Certainty
Paying cash means no mortgage, no lender, and no monthly payment – but the financial impact goes well beyond convenience.
The most obvious savings comes from interest. For example, on a $400,000 mortgage loan with a 30-year term at around 6.5% interest, you’d pay roughly $510,000 in interest over time. Paying cash avoids that entirely.
Cash buyers also avoid several loan-related costs, including:
- Loan origination and underwriting fees
- Private mortgage insurance (PMI), if putting less than 20% down
- Lender-required appraisals and mortgage processing fees
In competitive markets, cash offers often carry additional value. Faster closings and fewer contingencies can make an offer more attractive to sellers and, in some cases, lead to better negotiating power.
The trade-off? That money becomes tied up in the home. Once your cash is in the property, it’s no longer liquid unless you sell or borrow against it – which brings us to the other side of the equation.
Financing: Leverage, Liquidity, and Flexibility
Financing a home means paying interest and loan fees, but it also comes with benefits that are often overlooked.
With financing, you keep more cash available. For example, on a $500,000 home with 20% down, you’re putting down $100,000 and borrowing the rest – instead of tying up half a million dollars all at once. That remaining cash can be used for investments, renovations, or as a financial cushion. Even modest returns on that money can help offset some of the interest paid on the loan over time.
There are also two important long-term advantages to consider:
- Inflation protection: With a fixed-rate mortgage, your payment stays the same while inflation slowly reduces the real cost of those payments over time.
- Potential tax benefits: Mortgage interest may be tax-deductible, depending on your situation, which can lower the effective cost of borrowing.
Financing also spreads risk. Rather than concentrating all your capital in one asset, you maintain flexibility – something many buyers value just as much as interest savings.
The Real Decision: Opportunity Cost
The real decision isn’t just “cash versus mortgage.” It’s about opportunity cost – what your money could be doing if it weren’t locked into your home.
Paying cash offers certainty and peace of mind. Financing offers flexibility and optionality. Neither choice is automatically better – they simply serve different priorities.
Some buyers prefer the comfort of owning their home outright. Others are comfortable using a mortgage as a tool, especially when it supports a broader financial plan.
This is exactly the kind of conversation I help buyers navigate every day. If you’re weighing your options and want to understand how different purchase strategies play out in real market conditions – not just on paper – I’m always happy to talk it through with you.
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| | ADUs, Guest Suites, and In-Law Units: When Extra Space Pays Off | | Extra space in a home often starts with good intentions. A guest room for visitors. A basement “just in case.” A garage apartment that never got finished. But more and more homeowners are realizing that these spaces don’t have to sit idle – they can offer flexibility, income, or both.
 What Counts as an ADU (and What Doesn’t)
An Accessory Dwelling Unit (ADU) is a secondary living space on the same property. This could be a detached backyard cottage, a converted garage, or a basement unit with its own entrance.
Guest suites and in-law units don’t always meet the formal definition of an ADU, but they can still function in similar ways – especially if they include a private bathroom, separate entrance, or small kitchenette.
The key difference usually comes down to local zoning rules, which determine whether a space can be rented independently and for how long.
When Extra Space Makes Financial Sense
Not every extra room needs to become a rental – but in the right situation, these spaces can meaningfully offset housing costs.
Homeowners often use them to:
- Generate long-term rental income from a stable tenant
- Host short-term stays where permitted
- House family members now, with rental potential later
- Create flexibility for life changes without moving
Even modest monthly income can help cover mortgage costs, taxes, or maintenance – especially in higher-cost areas.
Lifestyle Comes First
Before focusing on income, it’s important to consider how this impacts daily life. Sharing a property changes how a home feels.
Questions worth asking:
- Do you want shared outdoor space or full separation?
- How much privacy matters to you?
- Is this a temporary plan or a long-term setup?
For many homeowners, the value isn’t just financial – it’s having options. A space that works for guests today can become income-producing tomorrow, or vice versa.
Things People Often Overlook
It’s easy to focus on rental income and forget the details that matter most in practice:
- Permits and zoning requirements
- Insurance adjustments
- Utility setup and access
- Soundproofing and privacy design
Well-designed spaces tend to perform better – both financially and emotionally. A thoughtful layout often makes the difference between a space that feels intrusive and one that feels intentional.
The Bigger Picture
Homes that offer flexible living arrangements are increasingly attractive to buyers. Even if you never rent the space, having a well-planned ADU or guest suite can add long-term appeal and adaptability.
It’s not about turning your home into an investment property overnight – it’s about making sure every square foot has a purpose that can evolve with your life.
If you’re curious whether your home could support an ADU, guest suite, or in-law unit (or how these spaces are viewed in today’s market) I’m always happy to help you think through the possibilities.
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