Selling Your Home in 85737

Speaker: Michael Oliver, Oliver Realty
Topic: Selling Real Estate in Oro Valley (Zip Code 85737)

Hi, this is Michael Oliver with Oliver Realty. Today we're going to be talking about selling your house in Oro Valley's 85737 zip code. Heather and myself have lived in this zip code as residents for 10 or 15 years. We love living up against the mountain. 85737 is unique because it has a mix of homes, from starter neighborhoods to luxury estates, and it comes with some very specific pros and cons that sellers need to know.

The History: Steam Pump Ranch & "Gold" Valley

There is a deep history here going back nearly 175 years. Originally, this area was anchored by the Steam Pump Ranch. It was a critical water stop for ranchers driving cattle through the Cañada del Oro wash to the railroad in Tucson. Before that, there were Spanish explorers looking for gold in the wash—which is actually where the name "Oro Valley" (Gold Valley) comes from. In the 1980s, University of Arizona studies even found trace amounts of gold still in the wash. This history of ranching and exploration sets the tone for the rugged, outdoor lifestyle that buyers here still look for today.

The #1 Objection: Polybutylene ("Poly") Pipes (1990-1995)

If you are selling a home in Copper Creek, Cañada Hills, or La Reserve built between 1990 and 1995, the biggest issue you will face is Polybutylene plumbing. These plastic pipes were the standard at the time, but the fittings had a high failure rate.

The Reality for Sellers: Most buyers are terrified of Poly pipes. It is a real risk and a real expense—replacing a whole house system can cost between $10,000 and $20,000. When we sell these homes, we have to address this head-on. You either replace it before listing to command top dollar (marketing it as "New Plumbing"), or you price the home with a credit/allowance. Ignoring it usually leads to deals falling apart during inspection.

The "Pusch Ridge" Premium

The biggest asset in 85737 is the view. The Pusch Ridge views in Oro Valley are arguably the best in all of Arizona. If your backyard faces these mountains, your home is worth significantly more than a similar home across the street that faces the other way. We have sold homes where the view alone added $50k-$100k to the value. In neighborhoods like La Reserve, that view is the primary driver of price.

Common Questions from 85737 Buyers & Sellers

1. Does living on the Golf Course (Cañada Hills) lower privacy value?

Yes, you lose privacy. You will have golfers behind your house 7 days a week. However, you gain "Golf Course Living"—open space, manicured grass, and no neighbors directly behind you. It’s a trade-off. We market these homes by highlighting the lifestyle and the open feel, acknowledging the privacy trade-off upfront so we find the right buyer who values the view over seclusion.

2. Is La Reserve a good investment?

I might be biased because we've lived there, but I think La Reserve is one of the prettiest, most special neighborhoods in Arizona. It is gated, set high on the hillside, and offers incredible exclusivity. The downside is the weather intensity—being that high up means intense lightning and storms. But for luxury buyers, the "top of the world" feeling is unmatched.

3. Oro Valley Estates vs. Rancho Vistoso: What's the difference?

Oro Valley Estates offers larger lots and older, custom homes (1960s-80s). The value here is in the land and the potential to renovate. Rancho Vistoso is newer, more uniform, and generally has smaller lots. In Oro Valley Estates, we can push the price higher for a fully remodeled home because the land value supports it. In Vistoso, it's harder to break the price ceiling because there are so many comparable homes nearby.

Why Oliver Realty?

Selling in 85737 isn't just about putting a sign in the yard. It's about Product Positioning. We know how to position a golf course home differently than a mountain estate. We know how to handle the Poly pipe disclosure without scaring away buyers. We know the history of the Steam Pump Ranch to sell the lifestyle.

If you want to maximize your sale in Oro Valley, you need an agent who lives here and understands the nuance. Give us a call at (520) 800-8922 or visit us at OliverRealty.net.