Huachuca City Arizona Real Estate Market Report — May 2026
Huachuca City Arizona real estate represents the most affordable incorporated-town market in the Sierra Vista metro area. In May 2026, median single-family sale prices sit in the low $200s, with active list prices running from the high $100s for older modular and stick-built homes up to about $250,000 for renovated mid-size resales. The market is almost entirely single-family detached resale plus vacant land and acreage parcels suitable for owner-build or manufactured home placement. Fort Huachuca, just south of town, remains the dominant economic driver… and the price floor.
May 2026 Market Snapshot
Median Sale Price $215,000 ▲ 4.9% YoY |
Average Sale Price $228,400 ▲ 6.2% YoY |
Price / Sq Ft $161 ▲ 2.5% YoY |
Homes Sold (Mo) 8 ▲ vs. 6 last year |
Active Listings 61 to 88 → Range across sources |
Days on Market 118 → Long, normal for market |
Sale-to-List 96.8% → Stable |
Months of Supply 7.5 ▼ Buyer-favorable |
Prices & Volume… May 2026
Huachuca City sits at roughly $215,000 median in May 2026, a 4.9% lift over the prior year and a continued reflection of broader Cochise County affordability pressure. The active inventory pool runs between 61 and 88 listings depending on which feed is referenced, but the consistent story is that most homes sit on market for nearly four months before closing. That is normal for this submarket… not a sign of distress. Huachuca City buyers are typically deliberate: military families coordinating PCS moves, retirees relocating from higher-cost states, and remote workers shopping the entire Sierra Vista metro for the lowest entry point.
The price-per-square-foot figure of about $161 tells the affordability story bluntly. By comparison, Sierra Vista runs in the $180 to $200 range and Phoenix metro sits north of $260 per square foot. For the same square footage, a Huachuca City buyer pays roughly 15% to 20% less than they would in Sierra Vista five minutes south, and 35% to 40% less than the Phoenix metro median. That gap is the entire reason this market exists as a viable buy zone for Fort Huachuca personnel and DoD contractors who want ownership instead of renting in Sierra Vista.
Huachuca City Neighborhoods & Subdivisions
Huachuca City is a 2.8-square-mile incorporated town, not a metro submarket with dozens of master plans. The “neighborhoods” inside town limits are mostly historic plat subdivisions dating from the post-1954 Fort Huachuca reopening era. Every subdivision below has been verified through a real MLS-published address inside Huachuca City limits, zip 85616, with the Tombstone Unified School District attendance area confirmed. We have intentionally excluded nearby developments such as Whetstone Mesa Estates and Cochise Ranchettes… those sit outside town boundaries in unincorporated Cochise County, even though they share the 85616 zip code.
Huachuca Vista
The original town subdivision, named after the community’s pre-incorporation identity. Compact platted lots, mid-century single-family homes typically 1,200 to 1,500 sq ft. Walking distance to town hall, post office, and Huachuca City School. Mailing addresses on E Apache Street, Yuma Street, and Pima Street.
Huachuca Heights
Slightly elevated section on the east side near Skyline Drive. Smaller footprints (often 850 to 1,100 sq ft), strong fit for first-time buyers and downsizing retirees. Long-tenured residents, low turnover. Views toward the East Range of Fort Huachuca and the Mule Mountains.
Seminole Winds
Residential pocket centered on Arrowhead Drive and nearby streets. Mix of 1980s and 1990s stick-built homes with three-bedroom, two-bath floor plans averaging 1,150 sq ft. Quiet, family-oriented, with established landscaping.
Village Terrace
Older platted section along N Fairbank Street and nearby roads. Entry-level price tier for the market, with two- and three-bedroom homes around 900 to 1,100 sq ft. Heavy investor activity historically… cash buyers and small landlords typically dominate this pocket.
Huachuca Village
Mixed-use platted area including multi-family and single-family parcels along N Huachuca Blvd. School district confirmed as Tombstone Unified. Some properties are zoned for duplex or small multi-family use… rental yield opportunities for investors targeting Fort Huachuca personnel.
Smaller residential pockets and individual platted lots also exist along East Charles Trail and rural areas at the town’s edge, including parcels of 4 to 40 acres suitable for owner-build, manufactured home placement, or horse property. Note that Huachuca City currently does not allow new mobile home installations on certain lots… always verify with town planning before offer if your buyer intends to place a manufactured home. All addresses verified inside Huachuca City limits, zip 85616, Tombstone Unified School District attendance area.
Huachuca City’s Neighboring Cities & Surrounding Markets
Huachuca City sits within Cochise County… Arizona’s southeastern border county, home to Fort Huachuca, Tombstone, Bisbee, and the Sierra Vista micropolitan area. Most Huachuca City buyers and sellers also consider these neighboring Southern Arizona and Tucson-adjacent markets. Each has its own price points, lifestyle, and inventory profile.
Explore All of Cochise County Real Estate
Cochise County spans the entire southeastern corner of Arizona, from the Mexican border at Douglas and Naco north to Willcox, and from the San Pedro River valley east to the New Mexico line. County-wide data, all incorporated cities, school district grades, and lifestyle breakdowns in one guide.
▶Cochise County Real Estate Guide◀Schools & School Districts
Huachuca City is served by a single unified district for both K-8 and 9-12. Per the Arizona Department of Education FY25 A-F Letter Grades (released April 15, 2026… the most current official data available), the Tombstone Unified District earned a B letter grade at the district level with 3 schools in the LEA. Note that despite the district name, Tombstone Unified covers Huachuca City as well as Tombstone proper, and the district’s strongest schools are not located in Tombstone itself.
Tombstone Unified District… B-Rated District
The Tombstone Unified District serves Huachuca City for both elementary and secondary education. Of the district’s three schools, two have direct relevance to Huachuca City families. Huachuca City School (K-8) is located inside town limits at 506 Gonzales Blvd and serves grades K-8 with about 280 students. Walter J Meyer School in Tombstone serves the same district’s K-8 attendance area and earned an A letter grade. Tombstone High School in Tombstone serves all district 9-12 students… including Huachuca City graduates.
Huachuca City School
Per ADE FY25 official data, Huachuca City School earned a C letter grade with 68.56 total points. The town’s only K-8 campus, located at 506 Gonzales Blvd inside town limits. K-8 Proficiency 10.94, Growth 38.96, Acceleration/Readiness 10.00. Small school community… about 280 students, low staff-to-student ratio.
68.56 PTS GRADE C K-8Tombstone High School
Per ADE FY25 official data, Tombstone High School earned an A letter grade with 90.87 total points. Huachuca City teens attend here. Proficiency 19.93, Growth 18.80, Graduation Rate 10.00 (perfect), Grad Rate Improvement 10.00, CCRI 17.20. The strongest small-town high school grade in Cochise County.
90.87 PTS GRADE A 9-12Walter J Meyer School
Per ADE FY25 official data, Walter J Meyer School earned an A letter grade with 85.68 total points. Located in Tombstone proper, this is the alternative K-8 option within the district for families who prefer the higher-scoring campus. Some Huachuca City families open-enroll here. Proficiency 15.39, Growth 48.57, Acceleration/Readiness 10.00.
85.68 PTS GRADE A K-8Fort Huachuca Schools (DOD)
For active-duty military families living on Fort Huachuca proper (NOT Huachuca City), the Fort Huachuca Accommodation District serves K-8 students. Per ADE FY25, the district earned an A LEA grade. Colonel Smith Middle School (89.22 pts) and General Myer Elementary (87.72 pts) both earned A letter grades. Civilian and contractor families living in Huachuca City do not attend these schools.
A LEA ON-POST ONLY K-8Critical buyer note: the same 85616 zip code stretches into unincorporated Cochise County areas that may fall under different attendance zones for high school feeders (Buena High School in Sierra Vista Unified, for example, picks up some county areas). If school zoning matters to your purchase decision, verify the attendance address directly with Tombstone Unified District before making an offer.
Source note: All letter grades on this page reflect the official Arizona Department of Education FY25 A-F release (April 15, 2026), the most current state-issued data available. Third-party aggregators (Niche, GreatSchools, SchoolGrade) are secondary references only and do not override official ADE grades.
Safety & Crime in Huachuca City
Huachuca City is a small incorporated town with its own municipal police department, established in 1958 (the same year the town incorporated). Crime data for small towns under 2,000 population always reads worse in percentile rankings than the lived reality, because per-capita crime rates calculated against tiny denominators inflate easily. The reality on the ground: residents consistently describe the town as quiet, walkable, and friendly, with a visible police presence.
Law Enforcement Jurisdiction in Huachuca City
Huachuca City is a single-agency incorporated town. The Huachuca City Police Department, headquartered at 500 Gonzales Boulevard, Huachuca City, AZ 85616, is the primary law enforcement agency inside town limits and has held that role since 1958. Non-emergency dispatch runs through SEACOM at 520-803-3550, with 911 routing for emergencies. The Arizona Department of Public Safety provides highway patrol coverage on Arizona State Route 90, which runs directly through town as the main north-south corridor connecting Sierra Vista south to Interstate 10 at Benson. Cochise County Sheriff handles the unincorporated 85616 areas surrounding town… a relevant distinction for buyers considering rural acreage parcels just outside city limits.
Huachuca City Safety Snapshot
Per CrimeGrade.org analysis of 2024 FBI Uniform Crime Reports, the most current available data.
The D+ grade and 29th percentile ranking need context. Crime rates for towns under 2,000 are statistically noisy… one or two property crime incidents can swing the per-capita rate dramatically. The more useful data points: zero murders in the most recent reported year, violent crime down 66.7% year-over-year, and a police staffing ratio of 5.28 officers and civilians per 1,000 residents (compared to a national norm of 3.25). The town invests heavily in public safety relative to its size, and residents broadly report feeling secure. Areavibes resident surveys show 57% of residents feel crime is “virtually non-existent” with comfortable street-walking after dark. The “northeast part of the city” is generally considered the safest pocket per CrimeGrade resident reporting.
Major Employers & Commute
Huachuca City exists economically because Fort Huachuca exists. The U.S. Army post just south of town is the largest single employer in Cochise County, with roughly 11,500 personnel including active-duty soldiers, civilians, and Department of Defense contractors. Fort Huachuca houses the U.S. Army Intelligence Center, the Network Enterprise Technology Command (NETCOM), and a dense ecosystem of DoD-contractor intelligence, electronic warfare, and unmanned aircraft systems operations. Beyond the post, the regional employment base extends into Sierra Vista’s city services, healthcare, retail, and education sectors.
Top employers within commuting distance
The commute math is what drives most Huachuca City home purchases. Fort Huachuca’s north gate sits about 8 minutes from the center of town… a roughly 5-mile drive on SR-90. For a junior enlisted soldier or DoD contractor making $50,000 to $75,000 a year, owning a $215,000 home in Huachuca City versus renting a comparable property in Sierra Vista for $1,400 a month is a clear financial win. That dynamic has supported the Huachuca City market for decades and is unlikely to change as Fort Huachuca’s mission profile expands in cyber, electronic warfare, and intelligence operations.
What Huachuca City Residents Say
Themes pulled from publicly published community reviews and resident surveys. Anonymized for privacy.
“We moved here when my husband got stationed at Fort Huachuca. Bought instead of rented because the prices were less than half what we paid in Maryland. Quiet streets, neighbors actually know each other, and the post is a 10-minute drive. We’re keeping the house as a rental when we PCS out.”
“Retired here from California after my husband passed. House cost less than the down payment on our old place. Police are visible, neighbors check in, and Sierra Vista has everything we need 10 minutes south. We don’t miss the traffic at all.”
“I’m a defense contractor working on Fort Huachuca for the next four years. Bought a 3-bedroom on a half-acre lot for under $220,000. The schools aren’t elite but my kid is in middle school and the smaller class size has actually helped him. Trade-offs.”
Why Huachuca City Arizona Real Estate Matters in 2026
Huachuca City is not a glamour market. There are no resort amenities, no master-planned communities, no national-builder spec inventory. What it offers instead is a rare combination in 2026 Arizona: incorporated-town status with its own police and town services, adjacency to the largest single employer in Cochise County, and median home prices that still start with a “2.” For specific buyer profiles, that combination is exactly right.
Key drivers supporting Huachuca City Arizona Real Estate include:
- Fort Huachuca permanence… the U.S. Army post is the largest employer in Cochise County and continues to expand in cyber, intelligence, and electronic warfare mission areas
- Affordability gap vs. Sierra Vista… median prices roughly 15% to 20% below Sierra Vista for comparable square footage, attracting cost-conscious military and contractor buyers
- Single zip code, single school district… no zone confusion within town limits, simplifying the home-shopping decision
- Incorporated municipal status… town hall, mayor/council government, municipal police, dedicated water and sewer service (unlike many surrounding rural areas)
- Tombstone Unified high school… Tombstone High School earned an A letter grade at 90.87 points in the FY25 ADE release, a meaningful long-term value driver for family buyers
- Land and acreage availability… 4 to 40 acre parcels suitable for owner-build, manufactured home placement, or horse property still trade in the $80,000 to $200,000 range
- Tourism tailwind… proximity to Kartchner Caverns State Park (15 minutes), Tombstone (22 minutes), and Sonoita wine country (30 minutes) supports vacation rental and second-home demand
- Owner-financing prevalence… seller-financed land deals are more common here than in metro Arizona, opening paths for non-conventional buyers
- Stable long-term demand… despite slow population growth, the Fort Huachuca employment base provides a permanent buyer floor
- Rental yield for investors… low purchase prices combined with steady military rental demand produce some of the best gross yield ratios in southern Arizona
The market is small, slow-moving, and unglamorous… but for buyers who fit the profile (military families, retirees, contractors, investors targeting Fort Huachuca rentals), Huachuca City offers a value equation that simply does not exist anywhere closer to a major employer in Arizona. This is a strategic affordability play, not a speculative growth bet.
May 2026… Buyer & Seller Takeaways
- Buyers: With 7.5 months of supply, a 96.8% sale-to-list ratio, and a median DOM around 118 days, you have real negotiating room. Lead with inspection contingencies and don’t chase listings… they will still be there in 30 days.
- Sellers: Median $215,000 is up 4.9% year-over-year but DOM remains long. Price at or slightly under comps from the start… overpricing in a buyer-favorable market kills momentum and forces eventual price drops that signal weakness.
- Military buyers PCS-ing in: If you have at least 24 months remaining on your assignment, buying beats renting at current price points. Run the numbers including VA loan benefits and consider rental conversion at PCS-out.
- Retirees relocating in: The cost-of-living index here is 82.4 (national average is 100). Combined with Arizona’s low property tax structure, fixed-income retirement math works well at this price tier.
- Investors: Gross rent multipliers run favorably given low entry prices and steady Fort Huachuca rental demand. Verify zoning before any duplex or multi-family acquisition… the town restricts mobile home reinstallation on certain lots.
- Land buyers: Acreage parcels are abundant, owner-financing common, and prices range from $20,000 for utility-served small lots to $200,000+ for 40-acre rural parcels. Confirm well, septic, and access rights before offer.
Frequently Asked Questions
The median single-family sale price in Huachuca City sits at approximately $215,000 in May 2026, up about 4.9% year-over-year. Active list prices range from the high $100s for older modular and stick-built homes to about $250,000 for renovated mid-size resales. Land and acreage parcels move higher based on size and improvements.
Huachuca City has its own full-service municipal police department serving about 1,592 residents across 2.8 square miles. CrimeGrade rates the town in the 29th percentile nationally with an overall D+ grade, but the percentile is heavily distorted by the small population denominator. Zero murders in the most recent reported year, violent crime down 66.7% year-over-year, and 57% of residents per Areavibes surveys feel crime is “virtually non-existent.”
Huachuca City is served by Tombstone Unified District for both K-8 and 9-12. Huachuca City School (K-8) is located inside town limits at 506 Gonzales Blvd and earned a C letter grade with 68.56 points in the FY25 ADE A-F release. Tombstone High School earned an A letter grade with 90.87 total points… one of the strongest small-town high school grades in Cochise County.
Huachuca City uses a single zip code: 85616. The same zip extends to surrounding unincorporated Cochise County rural areas, so MLS searches by zip return properties both inside and outside town limits. Always verify town boundaries before offering, particularly for acreage and rural parcels.
There is no organized large-builder new construction inside Huachuca City limits in May 2026. The market is almost entirely resale of existing single-family homes plus vacant land and acreage parcels available for owner-build or manufactured home placement. Buyers seeking national-builder new construction typically look toward Sierra Vista or Whetstone in unincorporated Cochise County.
Fort Huachuca, the U.S. Army intelligence and electronic warfare installation just south of town, is the largest employer in Cochise County with approximately 11,500 personnel. The City of Sierra Vista, Sierra Vista Unified School District, Canyon Vista Medical Center, Cochise College, and DoD contractors including CACI International, Leidos, and General Dynamics IT round out the regional employment base. All within 10 to 25 minutes of Huachuca City.
Huachuca City is an almost exclusively single-family detached market. There are no organized condo or townhome developments inside town limits. A small number of legacy multi-family parcels exist in the Huachuca Village platted area, but these are rental-investor properties rather than for-sale condos. Buyers seeking attached housing typically look in Sierra Vista or further north toward Tucson.
Huachuca City offers the lowest entry prices in the Sierra Vista metro area, direct adjacency to Fort Huachuca for military and DoD-contractor commutes, and the only incorporated-town option in southwestern Cochise County. For cost-conscious military buyers, retirees relocating from higher-cost states, and investors targeting Fort Huachuca rentals, the value equation here is structurally favorable and unlikely to change.
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Huachuca City Business & Commercial Real Estate
The Huachuca City commercial market is small but structurally interesting. SR-90 frontage parcels through town carry the highest commercial value because the highway is the only direct route between Sierra Vista (population 43,900) and Interstate 10. Anything that catches Fort Huachuca commuter traffic has built-in viability. Small-format retail, convenience stores, gas stations, RV parks, and self-storage all work well at this scale. Office and medical office demand is thin… those tenants typically locate in Sierra Vista instead.
For commercial transactions and business sales, you need specialists… not residential agents handling commercial deals on the side. Here’s what’s actually moving in this market right now:
Office Lease Rates $12 to $18 → Annual NNN range |
Retail Lease Rates $14 to $22 → Annual NNN range |
Industrial Lease $8 to $12 → Limited inventory |
Cap Rates Trading 7.5% to 9% → Recent sales |
Active Listings 8 to 12 ▲ Lease + sale |
Total Inventory About 45 → Across types |
For Sale Range $95K to $1.4M → Mixed |
Anchor Asset 21 acres → SR-90 frontage |
Buying or Selling a Huachuca City Business?
Thinking about buying or selling a Huachuca City business… with or without the real estate? Small-town businesses serving Fort Huachuca commuter traffic and the local population (convenience stores, automotive service, restaurants, RV parks, self-storage) trade frequently in this market. We have dedicated full-time business brokers who specialize in Arizona business transactions and know how to value, market, and close Huachuca City businesses at maximum value… with complete confidentiality from first conversation through closing day.
▶Talk to a Business Broker◀Buying or Selling a Huachuca City Commercial Building?
Thinking about acquiring or selling a Huachuca City commercial building? SR-90 frontage commercial parcels are the most coveted assets in town, with 21-acre highway-frontage tracts and smaller corner commercial lots available. We have dedicated full-time commercial real estate agents who cover this entire submarket. Don’t trust commercial property to a residential agent who handles it occasionally.
▶Talk to a Commercial Agent◀
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▶Get Funded at 75BizLoans.com◀Methodology & Sources
Coverage area: Huachuca City Arizona Real Estate across zip code 85616, incorporated town limits in southwestern Cochise County, served by Tombstone Unified School District.
Data sources: Monthly closed-sale and active-listing data is compiled from local sales records and verified across multiple area data sources before publication. Public records, town planning documents, and Cochise County Assessor data are used for boundary verification and address validation. School ratings are drawn from the Arizona Department of Education FY25 A-F Letter Grades release (April 15, 2026), supplemented by Niche, GreatSchools, and SchoolGrade as secondary references only. Crime data comes from CrimeGrade, AreaVibes, and FBI Uniform Crime Reports. Population and demographic data from the U.S. Census Bureau and World Population Review 2026 estimates.
Update cadence: This report is rebuilt the moment new market data is released each month, typically between the 7th and the 10th. Reported figures reflect the most recent complete monthly cut available at publication. Figures presented as ranges reflect normal mid-month variation across data sources, so you always see realistic numbers… not cherry-picked ones.
Author: Compiled by Arizona Homes and Condos Realty. We intentionally do not list properties on this site… Arizona’s market changes too fast for static listing pages to remain accurate.
Here is what actually happens when you reach out. If you are a buyer, a dedicated full-time agent who specializes in your exact target area starts working on your behalf immediately… researching both on-market AND off-market opportunities. Today’s real estate moves so quickly that many of the best properties never reach the national websites at all. You need someone with local relationships pulling for you.
If you are a seller, a local dedicated full-time listing agent reaches out personally to discuss your goals, your timeline, and the details of your property… so we can position you for the strongest possible outcome.
Last updated: May 12, 2026.