Compare Tucson Areas
Vail vs Rita Ranch
The southeast's two value favorites — neighbors that share the Vail School District but not much else.
The short answer
Choose Vail for newer master-planned homes and more space; choose Rita Ranch for a lower price and the shortest commute to Davis-Monthan and the airport.
Closed sales, Oct 2025 – Sep 2026
Side by Side
Every figure below is a median of the closed residential sales reported to MLS of Southern Arizona (MLSSAZ) in each area over the last twelve months, computed the same way for both. Nothing is estimated.
| Vail | Rita Ranch | |
|---|---|---|
| Median sold price | $400,000 | $339,500 |
| Median price per sq ft | $206 | $195 |
| Median days to close | 92 days | 66 days |
| Sale-to-list ratio | 100.0% | 100.0% |
| Cash buyers | 10% | 16% |
| Sales with a seller concession | 77% | 70% |
| Median concession, where given | $8,651 | $8,275 |
| Contract to close | 31 days | 29 days |
| Closed sales | 1,026 | 66 |
| Closed sales by sold price | ||
| Under $300K | 55 (5%) | 17 (26%) |
| $300K to $500K | 725 (71%) | 49 (74%) |
| $500K to $750K | 200 (19%) | 0 (0%) |
| $750K to $1M | 33 (3%) | 0 (0%) |
| $1M to $1.5M | 13 (1%) | 0 (0%) |
| $1.5M to $2M | 0 (0%) | 0 (0%) |
| $2M and up | 0 (0%) | 0 (0%) |
Source: MLS of Southern Arizona (MLSSAZ), closed residential sales from October 1, 2025 to September 30, 2026 by close date. Medians are computed per sale; days to close run from listing to closing; cash share is among sales with financing recorded. As of October 1, 2026. Full methodology on each area's report.
What the numbers say
Over the past twelve months the median sale in Vail was $400,000 against $339,500 in Rita Ranch, an 18% difference. Per square foot the gap was 6%: a median $206 in Vail against $195 in Rita Ranch. Homes in Rita Ranch sold 26 days sooner, a median 66 days from listing to closing against 92 in Vail. The median sale closed at 100.0% of its final list price in both. Cash buyers made up 16% of Rita Ranch sales against 10% in Vail. Seller concessions were recorded on 77% of Vail sales (median $8,651 where given) against 70% in Rita Ranch (median $8,275 where given). Once under contract, Rita Ranch closed 2 days faster, a median 29 days against 31. Vail recorded 1,026 closed sales to Rita Ranch's 66, so its medians rest on the larger sample.
At a Glance
| Vail | Rita Ranch | |
|---|---|---|
| Avg home size | 2,200 sq ft | 1,600 sq ft |
| Avg lot size | 0.18 Acre | 0.18 Acre |
| School district | Vail USD | Vail USD |
Home and lot sizes are approximate, for guidance only — general estimates that change frequently, not neighborhood-level medians. Contact us for current, address-specific numbers.
Choose Vail if…
New homes and mountain views southeast of Tucson
- You want newer construction and larger, master-planned neighborhoods with mountain views.
- A roughly 30-minute commute to central Tucson is acceptable for the space you get.
- You want to be squarely inside the district that draws many buyers here in the first place.
Choose Rita Ranch if…
Newer homes and real value on Tucson's southeast edge
- Budget is the priority — Rita Ranch is one of the area's more affordable options.
- You work at Davis-Monthan or near the airport and want the shortest drive.
- Well-kept 1990s and 2000s homes suit you better than paying for new construction.
Live from the MLS
Newest Listings
Newest listings in Vail
Newest listings in Rita Ranch
Listing data is provided by MLS of Southern Arizona (MLSSAZ) and refreshed throughout the day. Listing information last updated Oct 26, 2026, 5:24 PM MST.
Listing information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information is deemed reliable but is not guaranteed accurate by the MLS or MLS of Southern Arizona. Properties displayed may be listed or sold by various participants in the MLS.
Vail vs Rita Ranch, by the numbers
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