The story of this market
The typical home in ZIP 85650 sells for about $365,000, or $199 per square foot.
Prices are up +1.1% from a year ago, so sellers still have some momentum. Homes take about 73 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $2,004 a month.
ZIP 85650 — Sierra Vista
The housing market in 85650 remains stable with modest year-over-year price growth, supported by the consistent economic presence of Fort Huachuca. While inventory is relatively low, the presence of price cuts suggests a balanced market where buyers have some leverage. Overall, the area continues to attract residents seeking affordability and stability in a military-adjacent community.
This ZIP is ideal for military families, defense contractors, and retirees seeking a stable, community-oriented environment. It offers a balance of affordability and access to outdoor recreation, though it is less suited for those requiring urban transit or high-density city living.
Median prices moved up 1.1% year over year.
Homes spend a median of 73 days on market with 0.9 months of supply — a fast-moving market.
20% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 5.7% · poverty 8.3% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 85650, Cochise County AZ
Crime rates in the Sierra Vista area are generally considered lower than the national average, with property crime being the primary concern. Local law enforcement maintains a consistent presence, and the area is often viewed as safer than larger urban centers in Arizona.
Schools serving the 85650 area are part of the Sierra Vista Unified School District, which generally receives moderate ratings. The district is noted for its focus on military-connected families due to the proximity of Fort Huachuca.
The area faces moderate risks related to wildfire and flash flooding, which are common environmental hazards in the high-desert terrain of Cochise County. Property insurance premiums reflect these regional climate exposures.
The local economy is heavily anchored by Fort Huachuca, a major U.S. Army installation that serves as a primary employer and driver of regional development. Infrastructure growth is largely focused on supporting the military base and the surrounding residential expansion.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Arizona) — Senior Property Valuation Protection Option (Senior Freeze): Provides a 'freeze' on the valuation of the property for tax purposes, limiting the growth of the property tax burden for eligible seniors. State (Arizona) — Arizona Property Tax Assessment: The tax is calculated by applying an assessment ratio to the property's Limited Property Value (LPV). For primary residential property (Class 3), the assessment ratio is 10%. State (Arizona) — Arizona Property Tax Assessment: Property tax is calculated using the formula: (Full Cash Value or Limited Property Value) x Assessment Ratio = Net Assessed Value. The Net Assessed Value is then multiplied by the local tax rate. For primary residential property (Class 3), the assessment ratio is 10%. State (Arizona) — Delinquent Property Tax Lien Sale and 3-Year Redemption Foreclosure: The county treasurer sells a tax lien certificate via public auction to the investor bidding the lowest annual rate of interest (ranging from 16% down to 0% per annum under A.R.S. § 42-18114). State (Arizona) — Ad Valorem Property Taxation — Class 3 and Class 4 Residential Assessment: Imposes primary and secondary ad valorem taxes based on Limited Property Value (LPV). Formula: Net Assessed Value (NAV) = LPV × Assessment Ratio (10.0% for Class 3 owner-occupied under A.R.S.
Commuting from 85650 is primarily car-dependent, with most residents driving to employment hubs within Sierra Vista or to Fort Huachuca. Public transit options are extremely limited, making personal vehicle ownership essential for daily travel.
The area offers access to the San Pedro Riparian National Conservation Area and various hiking trails in the Huachuca Mountains. Local amenities include community parks, golf courses, and shopping centers located along the main corridors of Sierra Vista.
The rental market is characterized by consistent demand from military personnel and civilian contractors, keeping vacancy rates relatively low. Rent growth has stabilized following a period of significant increases, with a mix of long-term rentals and some short-term presence.
The economy is dominated by the defense sector, with Fort Huachuca serving as the primary economic engine. Secondary industries include healthcare, retail, and government services supporting the local population.
Transportation is dominated by highway corridors like AZ-90 and AZ-92, which connect the area to the broader Cochise County region. There is no significant public transit infrastructure, and the area relies on private vehicle travel.
Development is focused on residential expansion in the southern and eastern portions of the city, with ongoing efforts to improve utility infrastructure to support new housing builds.
The Cochise County Assessor's office manages property valuations, utilizing a mass appraisal system to determine full cash values for tax purposes.
Parcels in this ZIP are subject to school district taxes, county taxes, and various special service districts including fire and emergency services.
Property insurance markets are stable but sensitive to wildfire and flood risk, with premiums varying based on specific location and proximity to high-risk zones.
Arizona continues to see positive net domestic migration, driven by retirees and workers relocating from higher-cost states.
Arizona is primarily a non-judicial foreclosure state, allowing for a streamlined process through a trustee sale after proper notice is provided.
Sellers are required to provide a comprehensive real estate disclosure statement covering the physical condition of the property and any known defects.
Data retrieved from Census Reporter and US Census Bureau ZCTA profiles.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment. Source: NCES EDGE public school locations 2023-24.
A major regional attraction for birdwatching and hiking along the San Pedro River.
Provides extensive trail systems and outdoor recreation opportunities.
The primary retail hub serving the city and surrounding ZIP codes.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.