Fort Huachuca / Military-Adjacent Neighborhoods — Real Estate Overview (2026)
Neighborhood overview
The Fort Huachuca area comprises neighborhoods located immediately adjacent to or within a short drive of the military base. These areas serve active-duty personnel, civilian employees, and contractors, creating a steady and predictable housing demand. Properties range from small single-family homes and duplexes to mid-sized townhouses, often designed for efficiency and practicality.
Military-adjacent neighborhoods are highly functional, with convenient access to base gates, schools, and local retail. Buyers prioritize proximity and commute time over aesthetic features like elevation or views. These neighborhoods remain one of the most resilient segments of the Sierra Vista market.
Market trends & 10-year context (2016–2025)
Over the past decade, Fort Huachuca-adjacent neighborhoods have mirrored the city-wide market but with notable stability. Median sale prices have increased gradually, reflecting steady demand linked to base operations rather than speculative trends.
| Year | Approx. Median Price (USD) | Approx. Price per m² (USD) |
|---|---|---|
| 2016 | $160,000 | $1,025 |
| 2018 | $180,000 | $1,155 |
| 2020 | $210,000 | $1,345 |
| 2022 | $240,000 | $1,540 |
| 2024 | $265,000 | $1,700 |
| 2025 | $260,000–$280,000 | $1,670–$1,795 |
Note: The premium relative to Southeast Sierra Vista is limited; military-adjacent neighborhoods trade slightly higher than entry-level neighborhoods due to location convenience and low turnover risk.
Price per m² benchmarks
Current listings indicate typical price-per-m² between $1,650 and $1,800. Variability arises primarily from home age, renovations, and lot size. Homes closer to base gates command higher per-m² values due to commuting convenience. These metrics provide a baseline for evaluating new listings or rental potential.
Housing stock & lot characteristics
Military-adjacent neighborhoods are dominated by practical, functional housing. Characteristics include:
- Single-family homes (90–150 m²) built 1980–2005.
- Small duplexes or townhouses for rental stability.
- Occasional larger family homes on flat lots.
Lots are generally compact, flat, and fully serviced by municipal utilities. Buyers benefit from minimal maintenance complications, while investors value high rental occupancy and predictable tenant flow.
Schools, amenities & infrastructure
The neighborhood enjoys excellent proximity to base-affiliated services, schools, and retail. Infrastructure is modern, with good road connectivity, reliable utilities, and adequate street lighting. Key nearby amenities include:
| Amenity | Approx. Travel Time |
|---|---|
| Fort Huachuca main gate | 5–10 min |
| Elementary & middle schools | 3–10 min |
| Grocery & retail | 5–12 min |
| Medical & hospital | 10–15 min |
Safety & neighborhood dynamics
Safety in military-adjacent neighborhoods is generally favorable. Higher owner-occupancy rates and active base oversight contribute to reduced crime levels. Streets are well-maintained and residential traffic is moderate, creating a secure environment for families and military personnel.
Investment potential & rental demand
These neighborhoods are highly attractive for rental investors. Base personnel create continuous demand, and turnover is predictable. Key considerations:
- High occupancy rates due to base-related demand.
- Steady resale market with moderate appreciation.
- Property maintenance and small-lot size simplify management.
Typical pricing bands (2026)
| Property type | Price range (USD) | Typical size (m²) |
|---|---|---|
| Small single-family home | $220,000–$250,000 | 90–120 m² |
| Mid-size family home | $250,000–$290,000 | 120–160 m² |
| Renovated / upgraded homes | $290,000+ | 160 m²+ |
Practical buying & selling guidance
- Buyers: verify base gate proximity and commute times for specific lots.
- Sellers: highlight functional upgrades (roof, HVAC, kitchen) to maximize appeal.
- Investors: focus on units with efficient layouts and minimal maintenance needs.