Your home’s value, the Tucson market, and what it all actually means
If you’re a homeowner, chances are you’ve had that moment of curiosity: “Okay but… what is my home actually worth right now?” That’s where a Comparative Market Analysis (CMA) comes in. It’s a practical, data-driven snapshot that helps homeowners understand their value and helps buyers make sense of pricing when they’re eyeing a specific property.
In this newsletter, I’m breaking down what goes into a CMA and why it’s such a useful tool—whether you’re actively planning a move or just like having solid information in your back pocket. You’ll also find my latest Market Update, a look at current listings, and a local vendor spotlight I’m excited to share.
And as always, if you want a CMA for your own home, I’m happy to put one together—no pressure, just real numbers and real context.
National Real Estate News
3-year low for rates
According to Freddie Mac's weekly PMMS Survey, the average 30-year mortgage rate dropped to 6.06% last week, the lowest level seen in more than 3 years. Affordability is improving, boosting transaction volumes. [Source: Freddie Mac]
Existing home sales jump
Existing home sales rose 5.1% month-over-month to 4,350,000 units, the fastest pace of sales since March 2023. It appears that we've finally broken free from the 4 million unit sales pace that we've been stuck at for 2.5 years!
The total inventory of homes for sale plunged (as it always does this time of year) to 1,180,000, and the median sales price was roughly flat YoY at $405,400. [Source: NAR]
Tame inflation reading
The market was worried that the Consumer Price Index (CPI = inflation for you and me) might come in hotter than expected, but instead it was roughly flat with "core" CPI growing +2.6% year-over-ye
ar in December 2025. [Source: Bureau of Labor Statistics]
Local Market Trends
The Tucson market is settling into a slower, more balanced rhythm as we move into early 2026. Year-to-date sales are down about 9% compared to last year, while the median sale price is essentially flat at $363,500—down just a fraction of a percent. Homes are taking a bit longer to sell, with median days on market now around 41, and buyers are gaining leverage: the average home is closing just over 2% below asking price. Inventory remains active, but many sellers are adjusting expectations, with a significant number of listings seeing price reductions before going under contract. Translation? This is a more thoughtful market. Pricing, condition, and strategy matter more than ever—and whether you’re buying, selling, or just trying to make sense of what all this means for your situation, let’s talk through it together.
5426 E 18th St, 85711 (Pending Sale)
This mid-century Tucson classic home with fresh interior paint, an updated kitchen, owned solar, a newer A/C (2023), and that easy, central-Tucson location, is under contract and due to close by the end of the month.
This rare 2BD/1BA upstairs condo in Stone Curves CoHousing is full of natural light, cork flooring, a stylish kitchen, and a private balcony — all nestled in one of Tucson’s most vibrant, intentional communities.
This listing took a break over the holiday and is now back on the market. The Seller has moved out and its open for easy showings. If you’ve been curious about cohousing or know someone who might be, this is your chance to take a closer look!
Vendor Spotlight: Kendra Weatherly – KW Design & Construction
520-256-2222 | kendra@kwdesignconstruction.
kwdesignconstruction.com
When you need a general contractor who actually shows up and delivers, Kendra Weatherly is the one to call.
Kendra recently took on a full commercial building renovation for one of our local investors—transforming a tired property into a polished, lease-ready space with sparkling floors, bright clean walls, a freshly striped parking lot, and updated hardware. Every unexpected hiccup? She was already on it. Calm, capable, and fast.
But that’s not all—Kendra also just handled buyer-requested and appraiser-required repairs on a residential purchase that’s closing this week. Her responsiveness, professionalism, and clear communication (complete with photos and video updates) made the entire process seamless and reassuring—for everyone involved.
Whether you’re prepping a listing, managing a full renovation, or need fast, high-quality repairs, Kendra brings the skill and the follow-through to get it done right.
Thanks for spending a few minutes here with me. Whether you’re actively thinking about a move, casually watching the market, or just like knowing where you stand as a homeowner, my goal is always the same: give you clear, useful information so you can make decisions on your timeline.
If you want to dig deeper into any of this—your home’s value, a specific listing, or what these market shifts might mean for you—reach out. No pressure, no “are you ready yet?” energy. Just real answers when you want them.
Here’s to a steady start to 2026, smart choices, and homes that continue to support the lives happening inside them.
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Broker Associate | License ID: BR677408000
+1(520) 971-2832 | jennifer@mysteryhouserealestate.com