Oliver Realty
Catalina Foothills Tucson Real Estate Market
Market Report

Catalina Foothills Real Estate Market Report: Q4 2025

By Michael & Heather Oliver | December 2025

If you are driving around the Foothills (85718 & 85750) right now, you might notice something: For Sale signs are staying up longer.

We just pulled the Q4 2025 data from the MLS, and the numbers tell a story of two different markets. There is the market sellers wish we were in, and the market buyers are actually paying for.

The Inventory Surge

Right now, there are 336 Active Listings in the Catalina Foothills. That is a significant amount of inventory for buyers to choose from. When buyers have choices, they become picky. They don't have to settle for a home with deferred maintenance or dated finishes.

The "Pricing Gap" Reality Check

This is the most critical number for sellers to understand right now:

  • Average Asking Price (Active Homes): $1,084,768
  • Average Sold Price (Closed Homes): $784,568

That is a $300,000 gap.

What does this mean? It means many sellers are pricing their homes for the "peak" market of the past, while realistic transactions are happening in the high $700s.

Homes that are priced correctly are selling in an average of 60 days. Homes that are "testing the market" with aspirational pricing are sitting for an average of 85+ days.

Interest Rates & Buyer Power

Interest rates through late 2025 have stabilized, but they haven't returned to the "free money" era. This has created a highly disciplined buyer pool.

Buyers in the Foothills today are calculating their monthly carry costs down to the penny. They are willing to pay a premium, but only for "Turnkey" properties. If a home needs a new roof, new HVAC, and a kitchen remodel (See our ROI Guide), they are either walking away or writing offers significantly under the asking price.

Thinking of Downsizing?

Is your 4,000 sq ft home feeling too big? The current market is ideal for selling large family estates, but finding the right "Lock & Leave" property can be tricky.

Read Our Downsizing Guide →

The Opportunity for Sellers

Despite the inventory, 461 homes have closed recently. The market is moving, but it is moving for those who:

  1. Prepare the home visually (Staging matters more than ever).
  2. Price based on sold data, not active competition.
  3. Market aggressively to out-of-state buyers who see Tucson as a value compared to California.

Are You Priced for 2024 or 2026?

Curious what your home is worth in this new Q4 market? Don't trust an algorithm that hasn't seen your view.

Check Out Our Valuation Guide
Click here to read the full Audio Transcript & Market Data

Catalina Foothills Real Estate Market Report: Q4 2025

By Michael & Heather Oliver | December 2025

Current Inventory Status

If you are driving around the Foothills (85718 & 85750), you will notice For Sale signs staying up longer. We have pulled the Q4 2025 MLS data, and it shows 336 Active Listings. This surge gives buyers choices, allowing them to avoid homes with deferred maintenance.

The Pricing Gap Reality

There is a distinct gap between seller expectations and buyer reality:

  • Average Asking Price: $1,084,768
  • Average Sold Price: $784,568

The gap is approximately $300,000. Realistic transactions are happening in the high $700s.

Days on Market (DOM)

  • Correctly Priced Homes: Average of 60 days.
  • Overpriced/Aspirational Homes: Average of 85+ days.

Buyer Psychology

Buyers are calculating monthly carry costs precisely. They will pay a premium for "Turnkey" properties but will write offers significantly under asking price for homes needing updates (roof, HVAC, remodeling).

Sellers Advice

Despite inventory, 461 homes have closed recently. To sell in this market: Stage visually, price based on sold data (not active), and market to out-of-state buyers.