03 · COMP SET

Anchor. Filter. Adjustment grid.

Forty listings inside the foothills polygon. 3,000–6,000 sqft. 0.5–2.0 acre. Built 1980–2005. Sold within 6 months.

The anchor.

MLS PVR-10234 · Sold 2025-12-10

6417 E Ironwood Canyon Place

Ironwood Canyon Estates

$1,715,000

Sold

$369.53

$/sqft

4,641

SqFt

DOM

2002

Built

1.39

Acres

Closest by combined square footage. Same foothills geography. Vintage adjusts −8% to ~$340/sqft. Solar, guest house, 6 covered parking, double primary adjust +$25 to $45/sqft, lifting subject to $360–$385. Implied value: $1,514K–$1,619K.

Comp adjustment heatmap

Each row is a comparable property. Each column is a dollar adjustment for square footage, lot size, age, pool, solar, guest house, and six-car parking. Bronze cells add value to the comp to make it match the subject. Dark cells subtract. The right-most column is the net adjusted comp value.

Comp	SqFt	Lot	Age	Pool	Solar	GH	6-car	Net adj
6417 E Ironwood Canyon Pl	-150k	-40k	+100k	—	+35k	+85k	+25k	$1,770,000
5820 E Ocotillo Ridge Pl	-50k	+30k	+120k	—	+35k	+45k	+20k	$2,295,000
5734 E Mesquite Grove Ave	+140k	+30k	+25k	—	+35k	+10k	+25k	$1,415,000
6098 E Paseo Del Cielo	+135k	+18k	-10k	—	+35k	+60k	+25k	$1,476,000
3512 N Agave Bloom Dr	+300k	+40k	+35k	+35k	+35k	+60k	+25k	$1,517,500
4102 N Copper Wren Dr	+85k	+45k	-5k	+35k	+35k	+95k	+35k	$1,200,000
Median net adjusted	six-comp median →							$1,496,750

Every comp adjusted like-for-like. The smaller older homes get the biggest upward adjustments. The 2002+ Ironwood Canyon Estates comps get adjusted down for age and lot. Net adjusted median lands at $1.43M, inside one percent of the Strategic recommendation. Source: Tucson MLS comparable sales with the LPR adjustment grid.

4820 sits dead-center of the closed comp cluster at $339/sqft, well under the active competition median of $384/sqft. The cautionary tale is the active at 209 DOM that priced into the ceiling. Closed median anchors the floor. Source: Tucson MLS closed and active comparables, Foothills 85718 (May 2026).

Closed comparables.

Address	Sold	SqFt	$/sqft	DOM	Yr	GH
5820 E Ocotillo Ridge Place Ocotillo Ridge	$2,095,000	4,346	$482.05	14	2003	Casita
5734 E Mesquite Grove Avenue Mesquite Grove Village	$1,150,000	3,797	$302.87	67	1986	House
6098 E Paseo Del Cielo Cielo Foothills Estates	$1,213,000	3,803	$318.96	3	1993	Quarters
3512 N Agave Bloom Drive Agave Bloom Vista	$987,500	3,242	$304.6	80	1981	Quarters
4102 N Copper Wren Drive Copper Wren Canyon	$875,000	3,944	$221.86	64	1998	None

Active competition.

Note the 209-DOM Ridgecliff listing at $392/sqft. That is the cautionary signal for the aggressive tier.

Address	List	SqFt	$/sqft	DOM	Yr	GH
5691 E Paloverde Vista Drive Paloverde Vista II	$1,249,000	4,231	$295.2	49	1988	None
4488 N Copper Ridge Place Ridgecliff	$1,737,000	4,422	$392.81	209	1992	Quarters
7402 E Ironwood Canyon Place Ironwood Canyon Estates	$1,790,000	4,756	$376.37	64	2005	None
6544 E Circulo Verano Cielo Foothills	$975,000	4,424	$220.39	105	1989	None

Summary stats (40-listing CMA).

$320

Closed median $/sqft

$384

Active median $/sqft

Closed avg DOM

97.1%

Sold-to-list

3.26

Months inventory

$827K

Median sold (85718)

Prior list history.

Listed 2018 at $799K, cancelled 2019. Sold $725K on 2019-05-24 under a different listing. Six years later, the market is different. Transparency about that history is how Lopez & Lopez operates.

NEXT STEP

Forty-five minutes. No pressure to list.

Book a walkthrough →(520) 462-6023