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City · 6,512 residents · Pima County, Arizona

Rincon Valley , Arizona

In Rincon Valley, a typical home is worth $547,300. Compared with all of Pima County, typical household income is 88% higher, the typical home value is 71% higher, and the share of households that own their home is 34 points higher.

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  • Typical home value

    $547,300

    71% above the county

    39% above Arizona

    • Rincon Valley
    • Pima
    • Arizona

  • Typical household income

    $132,098a year

    88% above the county

    65% above Arizona

    • Rincon Valley
    • Pima
    • Arizona

  • Households that own their home

    99%

    34 points above the county

    32 points above Arizona

    • Rincon Valley
    • Pima
    • Arizona

Source: U.S. Census Bureau, Average 2020–2024

Rincon Valley is in Pima County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Pima County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Rincon Valley apart

What this place has that others do not, from public data, most unusual first.

  1. Rincon Valley has the highest homeownership rate of the 94 cities in Arizona with more than 5,000 people: 99%.

  2. The typical household income in Rincon Valley is $132,098, 88% more than in Pima County as a whole ($70,315).

  3. The typical home in Rincon Valley is worth $547,300, 71% more than in Pima County as a whole ($319,700).

  4. Nearby, in Tucson, the typical home value is $266,200: 51% less than in Rincon Valley ($547,300).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Rincon Valley

What homes there are in Rincon Valley, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Rincon Valley, 9 in 10 homes are single-family detached houses; in Pima County, 6.

Year built

Here half of the homes date from 2004 or later; in Pima County, from 1986 or later.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,305 a month

Pima County: $1,656 a month

Without a mortgage

$696 a month

Pima County: $567 a month

Owners with a mortgage

59%

Pima County: 59%

In Rincon Valley, 59% of owners have a mortgage, and their typical cost is $2,305 a month, against $1,656 in Pima County. Without one it drops to $696.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The Census does not compare Rincon Valley with 2015–2019 because its boundaries changed. In Pima County, over that time, the typical home value rose 74%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureRincon ValleyPima CountyArizonaUnited States
Rental vacancy Unreliable estimate5.5%5.8%5.5%
Homeowner vacancy Unreliable estimate1.0%1.0%0.9%
More than one person per room Unreliable estimate3.3%4.3%3.4%
People per household 2.662.362.532.53
Drive alone 69%69%67%69%
Carpool Unreliable estimate10%10%9%
Public transit Unreliable estimate2%1%3%
Walk or bike Unreliable estimate3%2%3%
Work from home 21%15%18%15%
Other means Unreliable estimate1%2%2%
Typical commute 30 to 39 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Rincon Valley are bigger: 2.66 people on average; in Pima County, 2.36.

Working from home is more common in Rincon Valley: 21%, against 15% in Pima County.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Rincon Valley?

A typical home costs more than the typical income allows

We start with a typical home in Rincon Valley, worth $547,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 41% of the typical household income in Rincon Valley, which is $132,098 a year. For that payment to be 28% of income, a household would need to earn about $191,804 a year.

The calculator's FHA and conventional loan limits are those of all of Pima County.

Your numbers

Local data
$

Starts at the typical home value in Rincon Valley. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $19,156 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$4,475

at 7.18% · 30 years

Loan amount
$537,387
Total interest
$773,173
Paid off in
November 2056

Includes $9,243 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,082 a month

  • Tight

    $3,082 to $3,963 a month

  • Hard

    more than $3,963 a month

    Your payment · 41%

Compared with the typical household income in Rincon Valley ($132,098 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,475
Principal & interest$3,640
Property tax$365
Home insurance$228
FHA mortgage insurance (MIP)$242

You need at least $19,156 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Rincon Valley and Pima County

Rincon Valley is in Pima County, Arizona. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Rincon Valley's own numbers

Typical home value
$547,300
Typical yearly household income
$132,098
Households that own their home
99%
Effective property tax rate
0.8%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Pima County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,405
Price change over 5 years (FHFA)
+56%
Homes in a high flood-risk zone
2.1%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Pima County.

Everything about Pima County

Buying

Buying a home in Rincon Valley

A typical home in Rincon Valley is worth $547,300: 71% above the county and 39% above Arizona. With the typical household income in Rincon Valley ($132,098 a year), a typical home costs 4.1 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Rincon Valley 4.1 years
  • Pima 4.5 years
  • Arizona 4.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Pima County

According to FHFA’s house price index, home prices in Pima County rose 111% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Pima County.

Period County Arizona U.S.
Last year (2025) +1.1% +0.9% +2.9%
5 years (2020–2025) +56% +55% +47%
10 years (2015–2025) +111% +119% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Rincon Valley next to Pima County, Arizona and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Rincon Valley $547,300
  • Pima $319,700
  • Arizona $394,500
  • United States $332,700
Typical yearly household income
  • Rincon Valley $132,098
  • Pima $70,315
  • Arizona $79,964
  • United States $80,734
See the full table
Rincon Valley next to Pima County and Arizona
Measure Rincon Valley Pima County Arizona U.S.
Typical home value $547,300 $319,700 $394,500 $332,700
Typical yearly household income $132,098 $70,315 $79,964 $80,734
Households that own their home 99% 65% 67% 65%
Typical yearly property tax $4,397 $2,272 $1,879 $3,119
Effective property tax rate 0.8% 0.71% 0.48% 0.94%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Pima County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Rincon Valley

For a typical $547,300 home in Rincon Valley, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Rincon Valley's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,475a month

    Least cash to close
    Down payment
    $19,156
    Cash to close
    $35,575
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $242

  • Conventional, 5% down $4,375a month

    Down payment
    $27,365
    Cash to close
    $43,784
    Rate
    7.18%
    Mortgage insurance
    PMI · $260

  • Conventional, 20% down, no PMI $3,559a month

    Down payment
    $109,460
    Cash to close
    $125,879
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,065a month

    Down payment
    $82,095
    Cash to close
    $98,514
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Rincon Valley and for Pima County.

Property tax

Effective rate in Rincon Valley

0.8%of the home’s value each year

$4,397 a year for the typical owner in Rincon Valley.

  • Rincon Valley 0.8%
  • Pima 0.71%
  • Arizona 0.48%

What Arizona publishes Senior Property Valuation Protection (valuation freeze) (Arizona Department of Revenue (ADOR))

Exemptions and deadlines in Arizona

Flood risk in Pima County

FEMA does not publish these numbers by city: they are for all of Pima County.

Homes in the high-risk zone
2.1%
8,094
Of those, with NFIP insurance
21%
County Arizona U.S.
Homes in the high-risk zone 2.1% 2.2% 3.5%
Of those, with NFIP insurance 21% 21% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Rincon Valley

The Census Bureau publishes no typical rent for Rincon Valley. Below are the fair market rents for Pima County.

HUD publishes a fair market rent for all of Pima County, by unit size. To pay the 2-bedroom one ($1,405 a month) without spending more than 30% of your income, you would need to earn $27.02 an hour working full time.

HUD fair market rent for all of Pima County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $978 $18.81 $39,120
1 bedroom $1,092 $21.00 $43,680
2 bedrooms $1,405 $27.02 $56,200
3 bedrooms $1,946 $37.42 $77,840
4 bedrooms $2,211 $42.52 $88,440

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Rincon Valley

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Rincon Valley has 2 ZIP codes with their own.

For 2 bedrooms it is $2,110 in all of them.

2 of the 2 are above the fair market rent for Pima County ($1,405).

  • 85641 $2,110$2,920
  • 85747 $2,110$2,920

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Rincon Valley when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Rincon Valley

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 4 HUD-approved agencies with an office in Pima County; 4 say they serve in Spanish.

An older woman smiles in front of her apartment building.

HUD counseling is free or low-cost

Assistance programs in Rincon Valley

No down payment, repair or rent-help program on our list is for Rincon Valley or Pima County. The ones below are statewide in Arizona: they work in Rincon Valley the same as in the rest of the state.

Which programs do I qualify for? All programs in Arizona

  • Home Plus

    Statewide in Arizona

    Open, per the source

    Arizona IDA down payment assistance across Arizona: a second loan with no interest and no payments, forgiven after five years. Offered by Arizona Industrial Development Authority (Arizona IDA).

    ForgivableDeferred

    See the program Official page

Housing counselors near Rincon Valley

The HUD-approved agencies closest to the center of Rincon Valley, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Administration of Resources and Choices (ARC)

    1625 N Alvernon Way Ste 101, Tucson · 16 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (520) 623-9383

  • The Primavera Foundation, Inc.

    151 W 40th St, Tucson · 17 miles away · Spanish

    • Pre-purchase counseling
    • Homebuyer education workshops
    (520) 882-5383

  • Pima County Community Land Trust (PCCLT)

    17 N Linda Ave, Tucson · 19 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 6 more
    (520) 603-0587

Every agency in Pima County All counseling agencies in Arizona

Help in Spanish near Rincon Valley

3 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Rincon Valley

HUD’s record names them for Rincon Valley or Pima County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

2 other authorities have an office in Pima County: see the list Source: HUD

Cities

Other cities in Pima County

These cities are also in Pima County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Pima County Housing in Arizona
See 7 more cities in Pima County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Rincon Valley, with the typical home value.

Neighboring counties

If Pima County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Rincon Valley.

All guides
Three women of one family talk as they cook vegetables in the kitchen.

Questions

Housing questions about Rincon Valley

Short answers with the numbers for Rincon Valley and all of Pima County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Rincon Valley?

The typical home value in Rincon Valley is $547,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Pima County it is $319,700.

What is the FHA loan limit in Rincon Valley?

Rincon Valley uses the FHA limit for all of Pima County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Rincon Valley?

The typical homeowner in Rincon Valley pays $4,397 a year, according to the U.S. Census Bureau. That is 0.8% of the home’s value; in Pima County, the rate is 0.71%.

Where can I find free help to buy or rent in Rincon Valley?

There are 4 HUD-approved counseling agencies with an office in Pima County. 4 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).