Tucson 85705 Mortgage Calculator

Tucson 85705 mortgage calculator: an honest estimate for north central Tucson

ZIP code 85705 covers part of north central Tucson, including the Flowing Wells area and neighborhoods along Oracle Road. It is one of the more affordable parts of the metro, with a mix of older single-family homes, townhomes, and manufactured homes. Lower prices make ownership reachable here, and they also mean down payment assistance and closing costs make up a bigger share of the deal. This page gives you current 85705 numbers, a worked example, and the Arizona and Pima County rules that matter. Summit Lending LLC (NMLS 2394434) is a mortgage broker licensed in Arizona. We compare loans from multiple wholesale lenders and can turn your estimate into a real quote.

When you are ready, start a mortgage preapproval or read about home purchase loans.

Summit Lending LLC, NMLS 2394434, is based at 4542 W 14800 N, Garland, UT 84312 and serves borrowers in Utah, Texas, Idaho, Wyoming, Arkansas, and Arizona. Call 385-200-1470 or email [email protected].

85705 numbers to start with

Redfin put the 85705 median sale price at about $278,629 for August 2026, down 3.9% from a year earlier. About 60 homes sold that month, the typical home took around 76 days to go under contract, and homes sold for about 99.3% of list price (Redfin 85705 data). That combination is worth reading carefully: homes take a while to sell, but the ones that do sell close to asking, which suggests sellers who price realistically get their number and overpriced listings sit.

Statewide, Redfin put Arizona's median at about $428,217, down 0.88%, with roughly five months of supply (Redfin Arizona data). 85705 sits far below the state median, which is why it draws first-time buyers and buyers using assistance.

Rates set the base of every estimate. Freddie Mac's weekly survey put the average 30-year fixed rate at 7.28% for the week of October 1, 2026, up from 7.03% a week earlier and 6.34% a year ago. The 15-year average was 6.60% (Freddie Mac PMMS; history on FRED). Those are national averages for borrowers with strong credit and roughly 20% down, not Tucson quotes. Freddie Mac publishes a new reading every Thursday (PMMS page), so if you are running numbers a few weeks from now, update the rate first.

What goes into an 85705 payment

• Principal and interest. The calculator's core result.
• Property tax. Based on Arizona's limited property value system, explained below.
• Homeowners insurance. Get a quote on the specific address. Roof age and condition matter a lot on older homes.
• Mortgage insurance. PMI on conventional loans with less than 20% down, or FHA's annual premium.
• HOA dues. Less common than in newer suburbs, but townhome communities usually have them.

If you are looking at a manufactured home, ask early whether it is titled as real property on a permanent foundation. That affects which loans are available and how the home is taxed.

How Arizona property tax works

Arizona does not tax a home on what you paid for it. Each property has a full cash value and a limited property value, and most taxes are figured on the limited value. Since 2015, under Proposition 117, the limited value can rise by no more than 5% a year and can never exceed the full cash value (Arizona Department of Revenue). A home you live in as your primary residence is Class 3 property, assessed at 10% of its limited value, and owner-occupied homes also receive a homeowner rebate on part of the school district tax, shown as a line on the bill (Arizona Property Taxation). The Arizona Constitution also caps the primary tax levied on residential property at 1% of its limited value, although voter-approved bonds and overrides and many special district levies are outside that cap (Arizona Constitution, Article 9, Section 18).

What this means for your estimate: the seller's bill is usually a good guide, but it is not guaranteed. If the home was a rental, it may have been taxed in a different class without the owner rebate, and your bill could drop after you file it as a primary residence. If values in the area have risen quickly, the limited value may still be catching up, so expect modest increases of up to 5% a year in the taxable value even if the price you paid was much higher.

Worked example: a $280,000 home in 85705

Take a $280,000 home near the ZIP median with 10% down. The loan is $252,000. At 7.28%, principal and interest on a 30-year fixed is about $1,724 a month. At last year's 6.34%, it would have been about $1,566, roughly $158 less each month.

A 15-year fixed at 6.60% raises principal and interest to about $2,209, while total interest drops to about $145,632, compared with about $368,717 over 30 years at 7.28%. Add tax, insurance, and mortgage insurance for the full number. At this price, the 15-year is within reach for some two-income households, so it is worth running both.

How the loan type changes your Arizona result

Most online calculators assume a conventional loan with a fixed rate, which can make the number look better or worse than what you would actually get. Here is how the same $280,000 Arizona home changes by program, using the 7.28% survey average as a stand-in rate. Your actual rate will differ by program and profile.

Conventional

Qualified buyers can put as little as 3% down on a one-unit primary home, which is $8,400 on $280,000 (Fannie Mae eligibility matrix). Below 20% down you pay private mortgage insurance, and you can ask to cancel it once the balance reaches 80% of the original value (CFPB on PMI). PMI is priced by credit score and down payment, so add it as a separate line in the calculator rather than guessing.

FHA

FHA requires 3.5% down with a 580 or higher score (HUD FHA overview). It also adds two insurance costs a basic calculator often skips: an upfront premium of 1.75% that is usually financed into the loan, and an annual premium paid monthly. For a base loan of $726,200 or less with more than 95% loan-to-value, the annual rate is 0.55% (HUD Mortgagee Letter 2023-05). On $280,000 with 3.5% down, the base loan is $270,200, the upfront premium adds $4,728, and principal and interest on $274,928 is about $1,881 at 7.28%. The monthly premium adds roughly $124, for about $2,005 before taxes and insurance. The 2026 FHA one-unit limit in Pima County is $541,287, so this price fits easily.

VA

Eligible veterans and service members can buy with no down payment and no monthly mortgage insurance (VA purchase loans). A one-time funding fee applies unless you are exempt, and for first use with less than 5% down it is 2.15% of the loan (VA funding fee). Financing that fee on $280,000 brings the loan to about $286,020, with principal and interest near $1,957 at 7.28%.

USDA

USDA guaranteed loans allow no down payment in eligible rural areas for households under the income limits (USDA guaranteed loans). This part of Tucson is not USDA eligible, but some rural areas of Pima County are. Check an address on the USDA eligibility map before you count on it.

2026 loan limits in Pima County

The 2026 conforming loan limit is $832,750 for a one-unit home in every Arizona county (FHFA announcement, FHFA county file). The FHA one-unit limit in Pima County is $541,287, the national floor (HUD announcement, HUD lookup).

Pima Tucson Homebuyer's Solution

The Industrial Development Authority of Pima County and the City of Tucson run the Pima Tucson Homebuyer's Solution (PTHS) for homes anywhere in Pima County, including Tucson (Pima IDA). Key points from the program page:

• FHA, VA, USDA, and conventional first mortgages, with a 30-year fixed rate.
• Down payment and closing cost help as a forgivable second mortgage. Depending on whether you use PTHS or PTHS Advantage, it is forgiven over three years or thirty years. With a VA loan, the help comes as a grant instead.
• The assistance can cover up to 100% of your cash to close, with no cash back.
• No first-time buyer requirement and no purchase price limit.
• A minimum credit score of 640 for all borrowers and a maximum debt-to-income ratio of 45%.
• Every borrower must take a homebuyer education course, and you must move in within 60 days of closing.

Income limits depend on the loan type. The current published limits are $155,386 for FHA, VA, USDA, and Fannie Mae HFA Preferred loans, and $79,840 for the 80% of area median income conventional option (PTHS income limits). If you are under those limits, PTHS is worth comparing side by side with a standard loan, since assisted programs can carry a slightly different rate.

Down payment help in Arizona

The Arizona Industrial Development Authority's Home Plus program is available statewide, in every county, city, and ZIP code. It offers up to 4% of assistance for down payment and closing costs, paired with a Home Plus first mortgage. Household income cannot exceed $155,386 (as of April 6, 2026), and one borrower has to complete a homebuyer education course before closing. The assistance is a no-interest, no-payment second mortgage that is forgiven after 60 months, but it has to be repaid if you sell or refinance within those five years (Arizona IDA Home Plus). The interest rate on a Home Plus first mortgage can be slightly higher than a market rate, so ask your lender to compare total payments with and without it.

Arizona IDA's separate Arizona Is Home program is not an option for the rest of 2026. The authority says its 2026 funds are exhausted and the program was retired for the remainder of the year as of October 6, 2026 (Arizona IDA lender information).

From a calculator estimate to a real number

1. Run a few scenarios here. Try two prices, two down payments, and both a 30-year and 15-year term so you know your range.
2. Get preapproved. A preapproval means a lender checked your credit, income, and assets. The CFPB points out that lenders use the terms prequalification and preapproval differently, so ask what was verified (CFPB comparison). Several mortgage credit checks within 45 days count as one inquiry for most scoring models, so shopping does not hurt your score more than once (CFPB on credit checks).
3. Compare Loan Estimates. Lenders must send a Loan Estimate within three business days of your application, and the standard format makes side-by-side comparison easy (CFPB on Loan Estimates).
4. Watch your debt-to-income ratio. Lenders compare your monthly debts, including the new payment, to gross monthly income (CFPB on DTI). A payment that fits your budget can still be too high for a program limit, or the reverse.
5. Check the final numbers. Your Closing Disclosure arrives at least three business days before closing. Compare it to your Loan Estimate line by line (CFPB on Closing Disclosures).

Calculators for nearby ZIP codes

Other Tucson ZIP codes: 85703, 85704, 85706, 85707, and 85708. Phoenix area: 85281 (Tempe), 85282, 85283, 85284, 85380, and 85381.

Related pages

First-time buyers can start with our first-time home buyer guide. Homeowners can compare refinance options, and homeowners 62 and older can read about reverse mortgages. Building? See construction loans. The main loan calculator page has calculators for every state we serve.

Sources

• Redfin, 85705 housing market
• Redfin, Arizona housing market
• Freddie Mac PMMS, Oct 1, 2026 release
• Freddie Mac Primary Mortgage Market Survey
• FRED, 30-Year Fixed Rate Mortgage Average
• Arizona Department of Revenue, Limited Property Value (PDF)
• Arizona Department of Revenue, Arizona Property Taxation (PDF)
• Arizona Constitution, Article 9, Section 18
• Arizona IDA, Home Plus down payment assistance
• Arizona IDA, Home Plus lender information
• Pima IDA, Pima Tucson Homebuyer’s Solution
• Pima Tucson Homebuyer’s Solution income limits (PDF)
• Fannie Mae Eligibility Matrix
• CFPB, private mortgage insurance
• HUD, Let FHA loans help you
• HUD Mortgagee Letter 2023-05, FHA annual MIP (PDF)
• VA purchase loan
• VA funding fee and closing costs
• USDA Single Family Housing Guaranteed Loan Program
• USDA property eligibility map
• FHFA, 2026 conforming loan limits
• FHFA 2026 county loan limit list
• HUD No. 25-145, 2026 FHA loan limits
• HUD FHA mortgage limits lookup
• CFPB, prequalification vs. preapproval
• CFPB, when a lender checks your credit
• CFPB, What is a Loan Estimate?
• CFPB, debt-to-income ratio
• CFPB, What is a Closing Disclosure?

Information on this page is for general education and is current as of October 2026. It is not a commitment to lend or a rate quote. Program rules, limits, and availability change, and approval depends on your credit, income, assets, property, and lender guidelines. Summit Lending LLC, NMLS 2394434. Equal Housing Opportunity.