Is Now a Good Time to Sell Your Home in Pima County? What the July Data Shows
Yes, if your home is priced accurately for today's market. Pima County's median sale price is up 2.1% year-over-year to $390,900, and homes are moving in a median of 33 days, four days faster than last year. But nearly half of all active listings have already taken a price cut, so the sellers coming out ahead right now are the ones who price correctly from day one.
By Michelle Ripley | August 2026
If you've been asking yourself whether now is the right moment to list your home in Tucson, Oro Valley, or Marana, the July numbers give a clear — if slightly nuanced — answer.
The Numbers at a Glance
- Median sale price: $390,900, up 2.1% year-over-year
- Median days on market: 33, four days faster than last year
- Months of supply: 3.45 (anything under 4–5 months typically favors sellers)
- Average sale-to-list ratio: homes selling for about 1.6% under asking
One quirk worth knowing: the average days on market is 54, but the median is 33. That gap means a small group of listings are sitting a long time and pulling the average up, while most homes are actually moving much faster. Don't let the average discourage you — the majority of homes are moving quickly when they're priced and presented correctly.
Your Price Range Changes the Strategy
The countywide numbers only tell part of the story:
- $300,000–$400,000: the most active segment, with 369 sales in July alone
- $500,000–$600,000: steady activity from move-up buyers
- $800,000–just under $1 million: sales up 33% year-over-year, demand accelerating fast
- Above $1.2 million: fewer transactions, a longer runway, and a different strategy altogether
A $350,000 home is sitting in the most competitive segment in the county. An $850,000 home is riding a wave of accelerating demand. Your specific number and timeline depend on where your home lands.
The Pricing Mistake Costing Sellers Time
New listings are up 3.6% compared to last July, and 47% of active listings in Pima County have already taken at least one price drop. Those price-dropped listings take a median of 37 extra days to go pending after the cut — longer than most correctly priced homes take to sell from day one.
I saw this play out recently with sellers near Vail. A neighboring home had just gone under contract with an agent who specialized in that pocket, and the sellers considered listing higher on that agent's advice. Instead, we built a strategy around the actual data. The home went under contract in 30 days, on the tenth showing, and closed smoothly — because it was priced right the first time, not adjusted after sitting.
So, Is Now a Good Time to Sell?
Today's 33-day median is a long way from the single-digit numbers we saw at the peak of 2021 — and that's a good thing. This is a market normalizing into something healthier and more sustainable. If your home is priced correctly, presented well, and you understand where your price point fits, the data supports listing now.
Want the full breakdown, with the charts behind these numbers and more detail on each price segment? Watch the video walkthrough on my YouTube channel.
Frequently Asked Questions
How long does it take to sell a home in Pima County right now?
The median is 33 days on market, about four days faster than a year ago. Homes priced accurately for their specific segment tend to sell close to that median; overpriced homes are the ones pulling the average up to 54 days.
Is Pima County currently a buyer's or seller's market?
By months of supply (3.45), it still leans toward sellers. But rising inventory and more price drops mean sellers can't coast the way they could in past years — pricing and presentation now do most of the work.
Should I price my home high to leave room for negotiation?
Not in this market. Nearly half of active Pima County listings have already taken a price cut, and homes that drop their price take a median of 37 extra days to go pending. Pricing accurately from the start almost always outperforms starting high.
Does my home's price range affect how fast it will sell?
Yes, significantly. The $300,000–$400,000 range is the most competitive segment in the county, while homes between $800,000 and just under $1 million are seeing demand accelerate faster than almost anywhere else.
What if my home doesn't sell right away?
A slower sale is usually a pricing or presentation issue rather than a sign to wait. Reviewing your listing against current comparable sales, not last year's numbers, is the fastest way to course-correct.
If you're wondering what your home could sell for right now, get a free home valuation — it's fast, no-obligation, and gives you real numbers to work with for your specific price range and neighborhood.
About Michelle Ripley
Michelle Ripley is the owner and lead advisor of Ripley's Real Estate Group with Keller Williams Southern Arizona, ranked among the top 1% of agents nationally. She serves buyers and sellers throughout Tucson, Oro Valley, Marana, and Pima County — from first-time buyers to luxury clients — with an education-first approach backed by data-driven marketing and deep local expertise. A proud Oro Valley resident, Michelle is known for treating every client relationship with the same integrity and care that built her reputation as one of Southern Arizona's most trusted agents.