Sam Hughes — Market Insights

Sam Hughes is one of Tucson's most beloved historic neighborhoods, situated just east of the University of Arizona campus. Developed primarily in the 1930s through 1960s, it is characterized by brick bungalows, ranch homes, and mid-century residences on tree-lined streets. The neighborhood is bounded roughly by Speedway Boulevard to the north, Tucson Boulevard to the east, Broadway Boulevard to the south, and Campbell Avenue to the west. Its walkability, mature landscaping, and proximity to the university, 4th Avenue, and Reid Park make it consistently one of the most sought-after addresses in central Tucson. Many homes carry historic designations, and the Sam Hughes Neighborhood Association is among the city's most active.

Active & pending listings — 16 properties currently on market

Status	Sqft	List price	DOM
Condo & Townhouse
Pending	1,071	$395,000	70
Active	2,761	$400,000	148
Single Family
Active	2,350	$745,000	2
Active	2,379	$725,000	3
Active	1,255	$550,000	4
Active	810	$345,000	11
Active	1,529	$699,000	12
Pending	1,483	$399,900	16
Active	1,804	$365,000	46
Active	4,676	$1,775,000	55
Active	3,047	$675,000	80
Active	3,511	$949,000	88
Active	2,077	$585,000	130
Active	1,907	$619,000	135
Active	1,463	$499,000	136
Active	1,162	$549,900	239

Condo & Townhouse

13 closed · Nov 2024 – Jun 2026 · avg sold/orig 100.6% · avg 24 days on market

Price journey — each closed sale (sorted by date)

Prior listing Original list Final list Sold

Gray bars indicate the DOM for a previous expired or cancelled listing on the same property.

Avg sold price — by period

Avg days on market — by period

Single Family Residence

96 closed · Jul 2024 – Jun 2026 · avg sold/orig 95.7%

	Closed	Avg orig list	Avg sold	Sold / orig	Avg DOM
<1,500 sqft	25	$494k	$477k	96.5%	29d
1,500–1,999 sqft	42	$672k	$643k	95.6%	50d
2,000–2,499 sqft	11	$726k	$703k	96.8%	27d
2,500+ sqft	18	$1.29M	$1.22M	94.2%	53d

Price journey — each closed sale (sorted by date)

Prior listing Original list Final list Sold

<1,500 sqft1,500–1,9992,000–2,4992,500+ sqft

Gray bars indicate the DOM for a previous expired or cancelled listing on the same property.

Avg sold price by size bracket — by period

Avg days on market by size bracket — by period

Avg $/sqft by size bracket — by period

Key insights

Q3/4 2025 was noticeably slower across the board. Every SFR size bracket saw days on market rise in the second half of 2025 — large homes (2,500+ sqft) averaged 85 days, up from 66 in Q1/2 2025. Several listings that year ran well over 100 days before selling. The Q1/2 2026 data suggests a meaningful recovery is underway, with DOM falling back toward Q3/4 2024 levels in most brackets.

Smaller homes command a premium per square foot. Homes under 1,500 sqft achieved $418/sqft in Q3/4 2024 and $412/sqft in Q1/2 2025 — the highest of any size bracket. These are entry-level prices for a highly desirable neighborhood, and demand from investors, downsizers, and first-time buyers keeps them competitive. Their sold/orig ratio (96.5%) is also the strongest among SFR brackets.

The typical discount off original list is modest — but uneven. The overall SFR sold/orig ratio of 95.7% suggests buyers save about 4% on average. In practice, well-priced homes sold at or above list while stale listings absorbed larger reductions. By month three on market, a listing's negotiating dynamic shifts considerably.

Condos and townhomes have outperformed expectations. With a 100.6% sold/orig ratio and a 24-day average DOM, the CTH segment has been consistently healthy — sellers here have generally priced well and buyers have responded. The sample of 13 sales is too small for strong conclusions, but there's no sign of softness.