One of the most common questions we get from homeowners preparing to renovate or sell is: "Will I get my money back if I put in a pool?" In the Tucson luxury market, the answer is nuanced. (For more on which renovations yield the highest return, visit our Ultimate 2026 Guide to Selling Your Home in Tucson.)

While a pool is often considered a "lifestyle cost" in other parts of the country, in the high-desert luxury market, it is often a "baseline expectation." Here is the reality of Pool ROI in 2026.

The "Luxury Threshold" Rule

In Tucson, the value of a pool is directly tied to the price point of the home.

• Under $400k: A pool can be a liability. Buyers in this range often fear the maintenance costs ($150/mo) and utility bills. You likely will not recoup the cost of building one.
• $400k - $800k: A pool is a "Nice to Have." It adds value, but rarely dollar-for-dollar. If you spend $60k building it, expect to see $30k-$40k back in resale value.
• Over $1M (Foothills/Dove Mountain): A pool is a "Must Have." In the luxury market, not having a pool can be a deal-killer. Buyers looking at $1.2M estates in Pima Canyon or Skyline Country Club expect an outdoor oasis.

The "View" Factor

If your home in the Catalina Foothills has a city view or a mountain view, a pool (specifically a negative edge/infinity pool) acts as a multiplier. It forces the buyer to look at the view. A view lot without a pool often sits on the market longer because buyers calculate the hassle and time (6-9 months) of building one themselves.

What About Spas?

Interestingly, built-in spas retain a higher percentage of their value than pools alone, especially for "Snowbird" buyers who want to enjoy the cool winter evenings. An above-ground "hot tub" adds zero value; an in-ground, heated spa is a major asset.

The Verdict for 2026 Sellers

If you already have a pool, your focus should be on resurfacing (PebbleTec is the standard) and ensuring the equipment is modern (variable speed pumps). A green or cracked pool is the fastest way to lose $50k in negotiations.

Debating a renovation before listing? Don't spend a dime until you know the numbers. Contact Oliver Realty for a pre-listing consultation.