Sierra Vista Arizona Real Estate Market Report — July 2026
Free CMA FAST from a Sierra Vista specialist
Get a real Sierra Vista Arizona Real Estate valuation from a dedicated full-time agent/broker that specializes in Sierra Vista… not a Zestimate guess.
- July 2026 Snapshot
- Prices & Volume
- By Zip Code
- Neighborhoods
- Neighboring Cities
- Schools & Districts
- Safety & Crime
- Employers & Commute
- New Construction
- Condos & Townhomes
- Resident Testimonials
- Why Sierra Vista Matters
- Buyer & Seller Takeaways
- FAQ
- Get In Touch
- Commercial & Business
- Methodology & Sources
You could overpay $40,000 for the wrong Sierra Vista home in the wrong 85635 pocket while a fully-verified Castle & Cooke resale on the 85650 side sits five days on market and closes at asking. That gap is what a general Phoenix agent misses and what a dedicated full-time agent/broker that specializes in Sierra Vista catches every time. The Sierra Vista Arizona Real Estate market entered July 2026 at $318,000 median sale price… up 12.4% year over year while Phoenix, Scottsdale, and Tucson kept giving pricing back. Inventory dropped to 245 active listings, homes sold jumped to 128 in the last closed month, days on market compressed to 65, and sale-to-list firmed to 98.1%. Fort Huachuca just landed a new mission, defense contractors are rebuilding hiring pipelines, and the 15% of buyers who bring a dedicated full-time agent see off-market Sierra Vista homes for sale before the general Phoenix crowd ever knows those listings exist.
July 2026 Sierra Vista Arizona Real Estate Market Snapshot
Median Sale Price $318,000 ▲ 12.4% YoY |
Average Sale Price $342,000 ▲ 8.9% YoY |
Price / Sq Ft $172 → 4.0% YoY soft |
Homes Sold (Mo) 128 ▲ Strong summer |
Active Listings 245 → Tight supply |
Days on Market 65 days ▲ 20% faster YoY |
Sale-to-List 98.1% ▲ Strengthening |
Months of Supply 1.9 ▲ Seller-favorable |
Sierra Vista Median Sale Price… 12-Month Rolling
Rolling 12 months ending July 2026. Trend: up 12.4% YoY. Volatility: low. Direction: firming through spring, seasonal firm-up continuing into summer.
128 closings in the most recent month… rolling 12 months ending July 2026. Up 12.4% YoY. Data from local MLS aggregators; latest three months may revise as late closings post.
Sierra Vista homes for sale… July 2026 prices & volume
Sierra Vista pricing held essentially flat through the first half of 2026 while the Phoenix and Tucson metros logged 2% to 5% softening. The median single-family sale price of $296,000 is about $25,000 below the median list price of $320,000… a typical 5% gap that reflects the mix of older 1970s and 1980s tract homes versus newer Castle & Cooke product trading at the top of the market. Price per square foot at $176 places Sierra Vista among the most affordable per-foot markets in Arizona for cities over 40,000 population.
Volume surged to 128 closed transactions in the most recent month, up 79.6% year over year and driven by Fort Huachuca PCS rotations, civilian Department of War contractor hiring, and retiree relocation activity that continues to defy the discretionary-market softness elsewhere in Arizona. Months of supply compressed to 1.9, dropping Sierra Vista below the 3-month threshold and shifting the market from balanced to seller-favorable… a full inventory position tighter than any Sierra Vista realty cycle in the last three years. If you are selling in July 2026, you have leverage you did not have six months ago. If you are buying, you need to move immediately when off-market Sierra Vista Arizona Real Estate hits our private broker network, because you will not see it on any public site.
By Zip Code… Three Sierra Vista Submarkets
Sierra Vista breaks cleanly into three zip code submarkets, each with a distinct buyer profile. Understanding which zip you are searching matters because price-per-foot, lot size, and HOA structure vary substantially across them.
- 85635 (Central and West Sierra Vista): Median sale price $302,000… up 7.1% MoM as spring inventory cleared. The original city footprint, anchored by 1970s and 1980s tract neighborhoods, mid-century ranch homes, and infill builds along Fry Boulevard and SR-90. Highest transaction volume of the three zips with 92 closings in the most recent month.
- 85613 (Fort Huachuca and adjacent housing): Median sale price $325,000… narrow trading volume because most on-post housing is military-managed rather than fee-simple. Civilian fee-simple inventory in this zip is small but well-built, typically post-2000 construction marketed heavily to contractor families. Fort Huachuca new mission hiring is now driving measurable Sierra Vista realty inquiry volume from Raytheon, Northrop Grumman, and General Dynamics relocation packages.
- 85650 (Pueblo Del Sol and Southeast Sierra Vista): Median sale price $325,000… the premium zip. Pueblo Del Sol Country Club Estates, Mountain Shadows, Eagle Ridge, Mountain Ridge, and the Castle & Cooke master communities all sit here. Golf course frontage, mountain views, larger lots, and the city’s strongest school zone draw.
Sierra Vista Neighborhoods & Subdivisions
Sierra Vista neighborhoods divide along three lines: older central tract subdivisions built out in the 1970s and 1980s, Castle & Cooke master-planned communities developed after their 1988 acquisition of the Tenneco assets, and rural-feel acreage subdivisions on the southeast edge toward the Huachuca Mountain foothills. Every subdivision below has been verified against current MLS-published addresses inside the Sierra Vista city limits.
Pueblo Del Sol Country Club Estates
Sierra Vista’s signature golf-anchored community. Built around Pueblo Del Sol Country Club at 2770 Saint Andrews Drive. Fairway lots, Huachuca Mountain views, established landscaping, and the city’s strongest resale velocity.
Pueblo Del Sol (Original)
The older Pueblo Del Sol footprint south of the country club. Mature trees, mid-size lots, 1980s and 1990s ranch and Santa Fe homes. Strong rental absorption from Fort Huachuca families.
Mountain Shadows
Castle & Cooke development with Huachuca Mountain views and stucco-and-tile architecture. Newer construction than the central city tracts, modern floor plans, larger garages.
Eagle Ridge
Castle & Cooke community on rising terrain along the southeast edge of the city. Larger lots, view premiums, and one of the city’s more recent build phases.
Mountain Ridge
Sister community to Mountain Shadows under the Castle & Cooke umbrella. Mid-range single-family product, view lots near the Huachuca foothills, neighborhood walking paths.
Shadow Ridge
Castle & Cooke community with a mix of single-story and two-story plans. Pop with military relocation buyers given proximity to the Fort Huachuca east gate and Buena High School boundary.
Mission Hills
Established Castle & Cooke neighborhood with broad price spread. Entry-level inventory for first-time and military buyers, with a few larger custom homes pushing the upper band.
Winterhaven (55+)
The first active-adult community in Sierra Vista, developed by Castle & Cooke. Age-qualified, single-story plans, community amenities, and one of the few dedicated 55+ options in southeast Arizona outside the Phoenix metro.
Sierra Vista Southeast (Rural)
Lower-density acreage subdivisions along Hereford Road and the Highway 92 corridor toward Coronado National Forest. Mix of budget-friendly older homes and Spanish-style estates on multi-acre lots with mountain views.
Sierra Vista Estates
Established west-side subdivision known for its scenic mountain views and budget-friendly single-story inventory. Heavy first-time buyer and Fort Huachuca enlisted-family activity.
Cochise Crossroads / Central
The retail-and-residential core at SR-90 and SR-92. Walkable to grocery, restaurants, and big-box retail. Older ranch and split-level inventory, lower price-per-foot than the southeast zip.
All subdivisions verified against current MLS-published addresses inside Sierra Vista city limits (85635, 85613, 85650). Other notable areas include Castle Cliffs, Highland Vista, Greater San Pedro Ranches, and small custom-home acreage tracts along the Huachuca foothills.
Sierra Vista’s Neighboring Cities & Surrounding Markets
Sierra Vista sits within Cochise County… part of the Southern Arizona site menu region. Buyers shopping Sierra Vista commonly compare to Bisbee for historic character, Tombstone for tourism-driven lifestyle, Willcox for ranch and vineyard country, Douglas for border-economy pricing, and Tucson Metro for larger-job-market access. Pricing across this region runs roughly 30% to 50% below the Phoenix metro average for comparable square footage and lot size.
Explore All of Cochise County Real Estate
Cochise County covers the entire southeast corner of Arizona, from the Dragoon Mountains down to the Mexican border. Beyond Sierra Vista you have Bisbee’s historic copper-town housing stock, Tombstone’s tourism core, Willcox’s vineyard country, Douglas on the border, and unincorporated ranch acreage across the San Pedro Valley. Pricing across the county is one of the lowest median bands in Arizona, driven by lower wage scales offset by Fort Huachuca’s defense economy.
▶Cochise County Real Estate Guide◀Schools & School Districts
Per the Arizona Department of Education FY25 A-F Letter Grades (released April 15, 2026), Sierra Vista Unified District (8 schools) earned a B grade at the district level, Fort Huachuca Accommodation District (3 schools serving on-post families) earned an A grade, and Palominas Elementary School District 49 (3 schools serving the southern rural edge) earned a B grade. Tombstone Unified, which serves some unincorporated areas east of the city, earned a B grade. Sierra Vista parents have stronger public school options than the typical southeast Arizona market.
Sierra Vista Unified District… B-Rated District
Sierra Vista Unified District (USD #68) operates 8 schools spanning K-12, serving the main residential footprint of the city. Per ADE FY25 official data, the district’s top performers are Town & Country Elementary (A letter grade), Huachuca Mountain Elementary (A letter grade), Carmichael Elementary (B), Pueblo Del Sol Elementary (B), and Village Meadows Elementary (B). The district’s high school, Buena High, also earned a B with strong graduation rate scoring. Two K-8 campuses (Bella Vista Elementary and Joyce Clark Middle) carry C grades and would be the schools to watch on enrollment-zone shopping.
Buena High School (Sierra Vista USD)… B-Rated District
Buena High School is the comprehensive 9-12 campus serving all of Sierra Vista plus the Fort Huachuca on-post middle-school feeder (Colonel Smith Middle). Per ADE FY25 official data, Buena earned a B letter grade with 74.89 total points out of 100 eligible, full marks (10.00) on its graduation rate score, and a 14.7 CCRI score for college and career readiness indicators. For families willing to drive further, Tombstone High School in nearby Tombstone Unified earned an A letter grade with 75.93 points.
Town & Country Elementary
Per ADE FY25 official data, Town & Country Elementary earned an A letter grade with 50.0 points out of 50 eligible (100%). The top-scoring K-8 campus inside the Sierra Vista USD footprint and a primary draw for families targeting the 85635 and 85650 boundaries.
A Letter Grade 50.0 / 50 Points 100% Percentage EarnedHuachuca Mountain Elementary
Per ADE FY25 official data, Huachuca Mountain Elementary earned an A letter grade with 48.45 points out of 50 eligible. The second-highest K-8 score inside Sierra Vista USD and a popular zone for buyers prioritizing elementary placement.
A Letter Grade 48.45 / 50 Points 8.0 AccelerationColonel Smith Middle School
Per ADE FY25 official data, Colonel Smith Middle on Fort Huachuca earned an A letter grade with 43.34 points out of 50 eligible (86.7%). Serves on-post military dependent children only; feeds into Buena High School off-post.
A Letter Grade 43.34 / 50 Points On-post enrollmentBuena High School
Per ADE FY25 official data, Buena High School earned a B letter grade with 74.89 total points out of 100 eligible. Perfect graduation rate score (10.0/10), 14.7 CCRI score, and 18.26 proficiency points. The comprehensive high school serving all Sierra Vista zips plus Fort Huachuca middle-school feeders.
B Letter Grade 74.89 / 100 Points 10.0 / 10 Grad RateAlways verify school boundary assignment with the district office before writing an offer. Sierra Vista USD boundaries shifted slightly with the most recent rezone and a few addresses in the southeast 85650 zip can feed to Carmichael or Pueblo Del Sol Elementary rather than the higher-scoring Town & Country or Huachuca Mountain campuses.
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 Sierra Vista
Sierra Vista has a single-agency policing structure typical of an incorporated Arizona city of its size. Crime rates run below the national average overall, with property crime running modestly above the U.S. norm and violent crime running well below. CrimeGrade gives the city a C+ overall safety grade at the 51st percentile, while FBI UCR-based reporting from independent data services places Sierra Vista at a B safety grade and 35% below the national average violent crime rate. The southeast and southwest sectors carry the lowest crime densities; the central retail corridors carry the highest.
Law Enforcement Jurisdiction in Sierra Vista
Sierra Vista is policed by the Sierra Vista Police Department (SVPD), headquartered at 911 N. Coronado Drive, Sierra Vista, AZ 85635. SVPD is a CALEA-accredited agency providing full-service patrol, investigations, animal control, and traffic enforcement across all city limits including the 85635, 85613 civilian footprint, and 85650 zip codes. The Arizona Department of Public Safety provides highway patrol coverage on SR-90, SR-92, and SR-80 inside city limits and on the connecting routes to Bisbee, Tombstone, Huachuca City, and Tucson. Fort Huachuca itself is federal property policed by the U.S. Army Garrison Provost Marshal and Department of the Army Civilian Police, so on-post incidents fall outside SVPD jurisdiction. Cochise County Sheriff covers the unincorporated ranch land and rural subdivisions outside the city boundary.
Sierra Vista Safety Snapshot
Sierra Vista safety profile pulled from CrimeGrade, AreaVibes, and FBI Uniform Crime Reports. Numbers vary by source methodology, so we report ranges.
Subdivision-level breakdown matters more than the citywide number. CrimeGrade identifies the southwest sector as the safest, with about 33 incidents annually and a 1-in-75 victimization rate, versus central neighborhoods at roughly 1-in-26. Sierra Vista Southeast (the 85650 zip including Pueblo Del Sol, Mountain Shadows, and Castle & Cooke developments) carries an A- safety grade independently from the citywide C+ overall, ranking in the 82nd percentile for safety. That gap between the citywide average and the southeast zip is the primary reason 85650 carries the largest price premium of the three Sierra Vista zip codes.
Major Employers & Commute
Sierra Vista’s economy is anchored by Fort Huachuca, the largest single-site employer in Cochise County and the largest economic contributor of any military installation in Arizona. The Fort generates roughly $2.4 to $2.9 billion in annual economic impact and supports approximately 18,000 workers on-post during weekday hours when active-duty military, civilian Department of the Army employees, and contractor personnel are combined. That defense ecosystem pulls major civilian contractors into the city and creates the secondary employer base that keeps the housing market stable across cycles.
Top employers within commuting distance
Fort Huachuca is home to the U.S. Army Intelligence Center of Excellence, the Network Enterprise Technology Command (NETCOM) 9th Army Signal Command, the Electronic Proving Ground, and the largest unmanned aircraft systems (UAS) training facility in the world… 964 square miles of restricted airspace and a UAS simulator complex. That mission set drives the contractor presence: Raytheon, Northrop Grumman, General Dynamics Information Technology, Amentum, and Agile Defense all operate locally. A new mission was announced for the Fort in May 2026 by Congressman Juan Ciscomani and the Department of War, adding additional long-term workload. Canyon Vista Medical Center and Cochise College round out the non-defense employment base.
New Construction… Castle & Cooke Continues to Lead
Sierra Vista new construction is dominated by Castle & Cooke Arizona, which acquired 2,800 acres plus the Pueblo Del Sol Water Company and Country Club from Tenneco in 1988 and has been the master developer for nearly four decades. Active phases continue across the southeast residential ring. Independent regional and national builders take occasional infill positions but production volume here is consolidated.
- Castle & Cooke Arizona (active master developer): 1990 N. Coronado Drive, Sierra Vista, AZ 85635 ✅. Continuing build-out across Mountain Shadows, Mountain Ridge, Eagle Ridge, Shadow Ridge, Mission Hills, and Winterhaven (55+). Plans range from 1,400 to 3,200 sq ft, pricing from the high $200,000s through the upper $500,000s depending on community, lot premium, and elevation. View lots in Eagle Ridge and Mountain Ridge carry the largest premiums.
- Pueblo Del Sol Country Club Estates (resale + infill): 2770 Saint Andrews Drive, Sierra Vista, AZ 85650 ✅. Limited new infill product on remaining fairway and view lots. Most activity is custom-build on owner-acquired lots rather than spec-builder production.
Important disclosure: Castle & Cooke communities are governed by master and sub-association HOAs with monthly dues that vary by neighborhood. Several Castle & Cooke developments fall inside a Pueblo Del Sol Water Company service footprint rather than city utility lines. Verify water provider, HOA dues, and architectural review rules before contracting. Newer phases may also carry community facilities district (CFD) assessments on the property tax bill.
Read the full Arizona New Construction Buyer Guide before you visit any model home.
Sierra Vista AZ condos for sale… July 2026
Sierra Vista AZ condos for sale represent a small but functional attached-housing inventory concentrated near Fort Huachuca and the central commercial corridors. Most attached product trades to military rental investors and first-time buyers. Pricing is meaningfully below single-family for the same square footage, making this the entry-level homeownership channel in the city.
Active Listings 16 to 22 → Drew down |
Median List $168,000 ▲ Firmed 1.8% |
Entry Price $98,000 → Most affordable |
Top of Range $235,000 ▲ Luxury resale |
Price / Sq Ft $135 to $155 ▲ Range |
Days on Market 75 to 100 days ▲ Improved |
Sale-to-List 95% to 97% → Healthy |
Active Communities 5 → Verified ✅ |
Active Condo & Townhome Communities (Verified)
- The Reserve at Sierra Vista… 2255 E. Tacoma Street, Sierra Vista, AZ 85635 ✅. Newer townhome-style attached product. Most active inventory in the city for this category.
- Coronado Park Townhomes… 600 block N. Coronado Drive, Sierra Vista, AZ 85635 ✅. Central location near civic and retail, single-level attached units. Strong rental absorption.
- Pueblo Del Sol Patio Homes… off Saint Andrews Drive, Sierra Vista, AZ 85650 ✅. Attached patio-home product inside the country club footprint. Limited turnover but commands the highest condo prices in the city.
- Buena Townhomes… near Buena High School off East Buena Vista, Sierra Vista, AZ 85635 ✅. Older attached inventory, school-zone resale appeal.
- Sierra Vista Park Townhomes… central 85635 zip, off Garden Avenue, Sierra Vista, AZ 85635 ✅. Entry-price attached homes, frequent first-time-buyer activity.
What Sierra Vista Residents Say
Themes drawn from published Sierra Vista community reviews. We have anonymized respondents to protect privacy and we never fabricate quotes.
“Sierra Vista is one of the most affordable places we have lived as a military family. The Huachuca Mountains are right there, summer temperatures stay 15 to 20 degrees cooler than Phoenix or Tucson, and our kids landed in solid schools without having to chase a specific zip code.”
“We retired here from Southern California because the math just works. Property taxes are a fraction of what we paid back home, the housing stock is solid, and we golf year-round at Pueblo Del Sol. The Fort gives the local economy a backbone you don’t see in most small Arizona towns.”
“The biggest surprise was the cost of housing. We assumed it would be like Tucson and instead found we could afford a Castle & Cooke home with a mountain view for what a starter house in central Tucson would cost. The drive to a major city is real, but Sierra Vista has enough on the ground that we rarely have to make it.”
“Schools were the deciding factor for us. The ADE A grades at Town & Country and Huachuca Mountain matter, and Buena High has been good for our older kids. We zoned carefully and have been pleased.”
Why Sierra Vista Arizona Real Estate Matters in 2026
Sierra Vista Arizona Real Estate is not a speculative market and never has been. It is a defense-economy market with a military installation that has operated continuously since 1877, a contractor base anchored to one of the most secure mission profiles in the U.S. Army, and an affordability gap versus the Phoenix and Tucson metros that absorbs new buyers across every economic cycle.
Key drivers supporting Sierra Vista Arizona Real Estate include:
- Fort Huachuca anchor… the largest single-site employer in Cochise County, $2.4 to $2.9 billion annual economic impact, and a new mission announced in May 2026 that adds long-term workload.
- Defense contractor ecosystem… Raytheon, Northrop Grumman, General Dynamics IT, Amentum, and Agile Defense all operate locally and hire continuously.
- Affordability versus comparable Arizona cities… median sale price at $298,000 versus Tucson at roughly $349,000 and Phoenix metro at $475,000 for similar square footage.
- Climate altitude advantage… 4,600 feet of elevation keeps summer temperatures 15 to 20 degrees below Phoenix and Tucson, attracting retirees and remote workers seeking heat relief without leaving Arizona.
- Public school strength relative to region… ADE FY25 A grades at Town & Country, Huachuca Mountain, and Colonel Smith Middle, plus a B-grade district at Sierra Vista USD.
- Castle & Cooke master-developer presence… continuous new-build production keeps inventory current and prevents the structural shortage problem hitting many small markets.
- Retiree in-migration… Winterhaven (55+) plus Pueblo Del Sol golf-course living attract retirees from California, Colorado, and the Midwest seeking lower-cost Sun Belt destinations.
- Tucson commuter overflow… 75-minute drive to Tucson Metro lets buyers priced out of Catalina Foothills, Marana, or Sahuarita find equivalent quality at meaningfully lower numbers.
- VA-friendly market… heavy VA loan activity means sellers, agents, and lenders all understand the financing path, which reduces friction for the military-buyer segment.
- San Pedro River and Coronado National Forest access… outdoor recreation depth that few comparable Arizona cities can match.
Strategic, not speculative. Sierra Vista does not appreciate in the spike-and-correct pattern of Scottsdale or Sedona. It compounds slowly and holds value through cycles that destroy markets without a defense anchor. For buyers seeking affordability, climate moderation, and an employment base immune to typical Arizona tourism and discretionary-spending swings, this is one of the steadier purchases in the entire state.
July 2026… Sierra Vista Arizona Real Estate Buyer & Seller Takeaways
- Buyers: Inventory compressed to 245 active listings, DOM tightened to 65 days, and 11.6% of homes now close above asking price. Multiple-offer situations returned to Sierra Vista Pueblo Del Sol real estate. Bring a full pre-approval, a VA letter if applicable, and a dedicated full-time agent/broker that specializes in Sierra Vista and knows every attendance line, every HOA structure, and every off-market seller relationship. General Phoenix agents cost buyers $30K to $60K in this Sierra Vista realty cycle.
- Sellers: Median jumped 12.4% year over year and months of supply dropped to 1.9. This is a seller-favorable window that did not exist six months ago. Correctly-priced Sierra Vista Arizona Real Estate now moves in 65 days with 11.6% of transactions closing above asking. If you are ready, list now. Get a Free CMA FAST from a dedicated full-time agent/broker that specializes in Sierra Vista before launching, so you price for maximum leverage instead of leaving equity on the table.
- Military buyers: Fort Huachuca PCS rotations drive the rental and first-time purchase market. Lock financing FAST; the new mission announcement is compressing VA-eligible inventory in the 85650 school zones.
- Retirees: Winterhaven (55+) and the broader Pueblo Del Sol footprint offer the strongest age-qualified and golf-anchored inventory south of Phoenix.
- Investors: Long-term rental absorption remains inelastic from Fort Huachuca demand. Cap rates run 100 to 175 bps above the Tucson Metro average given lower entry pricing. Off-market Sierra Vista homes for sale in the 85635 corridor represent the strongest cash-flow entry point in Southern Arizona.
- School-driven moves: Target Town & Country and Huachuca Mountain Elementary attendance zones for K-5 A-grade placement; Buena High is the universal 9-12 destination.
Frequently Asked Questions
The median Sierra Vista Arizona Real Estate sale price for July 2026 is $318,000, up 12.4% year over year. Median list price runs $324,000, a tight 1.9% close-to-list gap. 11.6% of homes are now closing above asking price, and months of supply dropped to 1.9… a seller-favorable window.
Sierra Vista shifted to seller-favorable in July 2026. Months of supply compressed to 1.9 from 4.8 in June, days on market tightened to 65, sale-to-list firmed to 98.1%, and 11.6% of homes now close above asking. Sellers have leverage that did not exist six months ago. Buyers need pre-approval in hand and a dedicated full-time agent/broker that specializes in Sierra Vista to compete.
3-bedroom Sierra Vista homes for sale range from $245,000 in central 85635 tract subdivisions to $385,000 in Pueblo Del Sol Country Club Estates and Castle & Cooke communities in 85650. Median 3-bed sale price sits at $308,000 in July 2026.
4-bedroom Sierra Vista Arizona Real Estate ranges from $285,000 in 85635 to $525,000 in premium Castle & Cooke phases in 85650. Median 4-bed sale price sits at $358,000 in July 2026. New construction 4-bed plans from Castle & Cooke run $340,000 to $525,000 depending on view lot and elevation.
Sierra Vista AZ condos for sale range from $98,000 entry-price to $235,000 top-of-range, with a median list price of $168,000 in July 2026. Active inventory is 16 to 22 units. The Pueblo Del Sol patio-home segment commands the highest condo pricing in the city; central 85635 townhomes represent the entry point for first-time buyers and Fort Huachuca renters converting to owners.
Off-market Sierra Vista homes for sale surface through private broker relationships, coming-soon channels, and direct seller networks before ever hitting public sites. When you engage a dedicated full-time agent/broker that specializes in Sierra Vista, matches trigger a personal phone or text notification, FAST. This is a service benefit for engaged clients… not a subscription list, not an email drip, not delivered on any specific day of the week.
Yes. 11.6% of Sierra Vista homes for sale closed above asking price in the most recent month, up from single digits earlier this year. Multiple-offer activity returned to the 85650 Pueblo Del Sol corridor and to correctly-priced 85635 tract homes with any view or lot premium. Buyers without a full pre-approval and a dedicated full-time agent/broker that specializes in Sierra Vista are losing these homes.
Sierra Vista Pueblo Del Sol real estate combines four hard-to-replicate advantages: fairway lots on Pueblo Del Sol Country Club, Huachuca Mountain views, the A-grade elementary school zone (Town & Country, Huachuca Mountain), and an A- neighborhood safety grade that ranks in the 82nd percentile nationally. That combination does not exist at any other price point in southern Arizona under $400,000.
Sierra Vista Pueblo Del Sol real estate trades at $345,000 median in the 85650 zip against Bisbee at $265,000 median and Tombstone at $215,000. The premium buys you the Castle & Cooke master-plan infrastructure, Pueblo Del Sol Country Club membership access, and a modern water/utility system through Pueblo Del Sol Water Company. Bisbee and Tombstone deliver historic character but not the daily-life amenity depth.
A Sierra Vista realty specialist knows the difference between an original 1980s Pueblo Del Sol tract and a 2010-era Castle & Cooke Eagle Ridge build at the same price point. A general Phoenix agent does not. That gap costs buyers $30,000 to $60,000 per transaction in overpayment on the wrong home or missed value on the right one. A dedicated full-time agent/broker that specializes in Sierra Vista also carries the Fort Huachuca VA-loan knowledge, HOA understanding, and Pueblo Del Sol Water Company rate structure that non-local agents miss.
Yes. Off-market Sierra Vista realty inventory that matches your criteria triggers a personal phone or text notification, FAST, when it hits our private broker network. This is not a public list. It is not an email drip. It is a service benefit that begins the moment you engage a dedicated full-time agent/broker that specializes in Sierra Vista. Active clients typically see off-market matches 7 to 14 days before those homes reach public sites.
Per ADE FY25 official grades, Sierra Vista Unified District (USD #68) earned a B and Fort Huachuca Accommodation District earned an A. Top individual campuses are Town & Country Elementary (A, 50.0/50 points), Huachuca Mountain Elementary (A, 48.45/50), Colonel Smith Middle on Fort Huachuca (A, 43.34/50), and Buena High School (B, 74.89/100 with a perfect 10.0/10 graduation rate score). Sierra Vista Arizona Real Estate in the Town & Country and Huachuca Mountain attendance zones carries the strongest school premium.
Sierra Vista Arizona Real Estate carries an overall B-to-C+ safety grade depending on the data source, with FBI UCR-based analysis placing the city 35% below the national violent crime rate average. The 85650 Pueblo Del Sol corridor carries an A- safety grade independently, ranking in the 82nd percentile nationally. Southeast and southwest sectors carry the lowest crime densities; central retail corridors carry the highest.
Off-market access in Sierra Vista with a dedicated realty specialist
We specialize in off-market Sierra Vista homes, condos, villas, townhomes, businesses, and commercial properties. Village-level knowledge matters here because a Castle & Cooke Eagle Ridge resale trades differently than an original 1980s Pueblo Del Sol tract on the same day at the same price band, and only a dedicated full-time agent/broker that specializes in Sierra Vista catches the difference. General Phoenix agents miss it and cost buyers $30,000 to $60,000 per transaction.
This is not a subscription list. It is not an email drip. It is not delivered on any day of the week. When you engage us as your dedicated agent, off-market Sierra Vista Arizona Real Estate that matches your criteria triggers a personal phone or text notification, FAST… within 60 seconds when the inventory hits our private broker network. The 15% of buyers who work with a Sierra Vista specialist see off-market inventory that the amateur crowd will never see. You could keep refreshing the public sites and hope. Or you could work with someone who is already in the deal-flow before those listings ever hit a screen.
Get Off-Market AccessGet Personalized Sierra Vista Arizona Real Estate Data
Whether you’re buying, selling, or just researching the Sierra Vista market, send us a note. We respond personally, FAST… and connect you with a dedicated full-time agent/broker that specializes in Sierra Vista.
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Sierra Vista Business & Commercial Real Estate
Sierra Vista commercial real estate is driven by the defense economy and the secondary retail corridor along Fry Boulevard and SR-90. The city is small enough that commercial transactions are dominated by owner-user purchases rather than institutional investment, but cap rates trade tighter than you would expect for a market this size because of the contractor-tenant base.
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 $14 to $22 → Annual NNN range |
Retail Lease Rates $16 to $28 → Annual NNN range |
Industrial Lease $0.55 to $0.95 → Per SF/month NNN |
Cap Rates Trading 6.5% to 8.0% → Recent sales |
Active Listings About 45 to 60 ▲ Lease + sale |
Total Inventory About 3.2M SF → Across types |
For Sale Range $250K to $4.5M → Mixed |
Anchor Asset About 500K SF retail → The Mall at Sierra Vista |
Buying or Selling a Sierra Vista Business?
Thinking about buying or selling a Sierra Vista business… with or without the real estate? Sierra Vista’s business inventory spans defense-contractor services, Fry Boulevard retail and restaurant operations, professional services, and small medical and dental practices around Canyon Vista Medical Center. We have dedicated full-time business agents/brokers that specialize in Arizona business transactions and know how to value, market, and close Sierra Vista businesses at maximum value… with complete confidentiality from first conversation through closing day.
▶Talk to a Business Broker◀Buying or Selling a Sierra Vista Commercial Building?
Thinking about acquiring or selling a Sierra Vista commercial building? Sierra Vista commercial inventory ranges from single-tenant retail pads along Fry Boulevard to defense contractor office space in the Sierra Vista Technology Campus and small industrial along the airport corridor. We have dedicated full-time commercial real estate agents/brokers that specialize in Sierra Vista and cover this entire submarket. Don’t trust commercial property to a residential agent who handles it occasionally.
▶Talk to a Commercial Agent◀
Buying a Business, Fix & Flip, or Commercial Building in Sierra Vista?
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Coverage area: Sierra Vista Arizona Real Estate across the city of Sierra Vista (85635, 85613, 85650), Fort Huachuca, and the immediately adjacent residential acreage in southern Cochise County.
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, builder sales centers, and city planning documents are used for new construction figures and address verification. School ratings are drawn from Arizona Department of Education state report cards, Niche, GreatSchools, and SchoolGrade. Crime data comes from CrimeGrade, AreaVibes, and FBI Uniform Crime Reports.
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/broker that specializes in Sierra Vista starts working on your behalf immediately… researching both on-market AND off-market Sierra Vista opportunities. Today’s market moves so fast that the best properties never reach the national websites at all. When you engage us, off-market inventory that matches your criteria triggers a personal phone or text notification, FAST. Not a subscription list. A dedicated human working Sierra Vista every day.
If you are a seller, a dedicated full-time agent/broker that specializes in Sierra Vista reaches out personally, FAST, to discuss your goals, your timeline, and the details of your property… so we can position you for maximum leverage in a 1.9-month-supply Sierra Vista Arizona Real Estate market.
Last updated: July 10, 2026.