The story of this market
The typical home in ZIP 85602 sells for about $349,000, or $205 per square foot.
Prices are down 2.5% from a year ago, which gives buyers more room to negotiate. Homes take about 88 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,650 a month.
ZIP 85602
The 85602 housing market is currently characterized by stable pricing and moderate inventory levels, reflecting a typical rural Arizona market. While median prices have seen a slight year-over-year decline, the market remains balanced for local buyers. Demand is primarily driven by affordability relative to larger nearby metropolitan areas like Tucson.
This ZIP is well-suited for retirees and families seeking affordable, rural-adjacent living with access to outdoor recreation and a slower pace of life.
Median prices moved down 2.5% year over year.
Homes spend a median of 88 days on market with 7.9 months of supply — a slower-moving market.
12% of listings have cut prices · homes sell at 97.2% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 6.2% · poverty 12.2% — 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 10.3%/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 9.2%/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 85602, Cochise County AZ
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Crime rates in the Benson area are generally lower than the national average, with property crime being the most frequently reported incident type.
Schools serving the area are primarily part of the Benson Unified School District, which maintains a modest performance profile consistent with rural Cochise County standards.
The region faces moderate wildfire risk and occasional flash flooding during monsoon seasons, necessitating standard hazard insurance coverage.
Economic momentum is driven by local government, retail, and proximity to regional logistics hubs, with steady but slow development activity.
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) — Statutory Residential Homestead Exemption: Exempts up to $400,000 of equity in an owner-occupied primary dwelling from attachment, execution, and forced sale arising from unsecured civil judgment liens.
Commuting primarily involves driving via I-10 toward employment centers in Sierra Vista or Tucson, with average commute times exceeding 30 minutes.
The area offers access to Kartchner Caverns State Park, San Pedro River trails, and local golf facilities, with limited high-density retail options.
The rental market is tight with limited inventory, primarily serving local workers and retirees, with minimal short-term rental saturation.
The economy is anchored by government services, education, and tourism, with a significant portion of the workforce commuting to larger regional hubs.
Transportation is heavily reliant on private vehicles, with I-10 serving as the primary artery for regional connectivity.
Development is focused on low-density residential expansion and small-scale commercial growth along the Highway 90 and I-10 corridors.
The Cochise County Assessor manages property valuations, utilizing a mass appraisal system based on market sales data.
Parcels are subject to various special districts including fire districts, the Benson Unified School District, and local water utility districts.
Property insurance premiums are rising due to regional wildfire risk and general inflationary pressures on construction costs.
The area experiences modest net domestic migration, primarily driven by retirees relocating from higher-cost urban centers.
Arizona is primarily a non-judicial foreclosure state, allowing for a streamlined process under a deed of trust.
Sellers are required to provide a comprehensive real estate disclosure statement covering known material defects.
Data retrieved from Census Reporter and Data Commons profiles for ZCTA 85602.
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.
- Amerind Museum & Texas Canyon Nature Preserve4.719 mi
- Mescal Movie Set4.810.3 mi
- Bowlin's The Thing Travel Center4.419.8 mi
- San Pedro Golf Course3.812.4 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
A world-renowned limestone cave system and major regional tourist attraction.
Protected area offering extensive hiking and bird-watching opportunities.
Local public course serving the Benson community.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.