Communities / Southeast Tucson / Sycamore Park
Southeast Tucson · Vail schools · 733 homes · 85756 · HOA ~$42/mo
Sycamore ParkHomes for Sale — Tucson, AZ
733 homes wrapped around a 7.5-acre park, in the Vail school district, with dues around $42 a month — a price-to-lifestyle ratio that’s hard to match on this side of town.
MEDIAN SOLD PRICE
PER SQUARE FOOT
HOMES — FULLY BUILT OUT
HOA — MAIN NEIGHBORHOOD
12-month sold data · Aug 2025 – Aug 2026 · updated annually
Overview
Quick I-10 access at Kolb and the airport corridor
Sycamore Park sits at the southeast corner of Kolb Road and Voyager Road — roughly two miles south of Interstate 10 via the Kolb interchange. That puts downtown about 20 minutes northwest and the Tucson International Airport corridor under 10 minutes west, which is a real perk for frequent travelers and airport-area employees. It’s a family-built neighborhood — 733 single-family homes wrapped around a 7.5-acre central park with sports fields, playgrounds, and walking trails.
The community draws young families, first-time buyers, and military-connected households after newer construction in the Vail district without a luxury price tag. It skews owner-occupant — kids on the soccer fields after school, dog owners circling the trails before sunset. One infrastructure detail that matters at resale: streets and sanitary sewer are public, city-maintained, so there’s no private-road or septic surprise in your cost column.
Outdoors: the 7.5-acre park plus The Loop nearby; Colossal Cave and Cienega Creek a short drive southeast.
Shopping: Fry’s, Walmart, and the growing Houghton/Southlands retail corridor.
Work & medical: the airport, Amazon’s fulfillment center, Raytheon, and Davis-Monthan are all within about 15 minutes; Banner–University Medical Center South serves the area.
7.5-acre central park
Soccer and baseball fields, basketball courts, a dog park, a community ramada with BBQ, plus two tot-lots and paved and unpaved trails.
Vail School District
One of southern Arizona's top public districts — 47 A+ School Awards and 5 Blue Ribbon awards — without a luxury price tag.
Low monthly dues
The main HOA runs about $42/month — one of the lowest-cost managed HOAs in the Vail corridor for this amenity package.
Quick I-10 access
Two miles to the Kolb interchange — under 10 minutes to the airport corridor, ~20 to downtown. Built for commuters.
Location
Neighborhood map
Getting there
How to find Sycamore Park
Sycamore Park is at the southeast corner of Kolb Road and Voyager Road in southeast Tucson.
- From I-10: take Exit 270 onto Kolb Road and head south about 2 miles, then turn left (east) onto Sycamore Park Boulevard.
- From Houghton Road: head west on Voyager Road to Kolb, then turn south into the community via Sycamore Park Boulevard.
The community is roughly 15 minutes from Tucson International Airport and about 20 minutes from downtown.
Market data
The Sycamore Park market right now
Homes here were built by three national production builders — Lennar, Meritage, and Richmond American — across the mid-2000s into the early 2010s, so you get modern mechanicals, insulation standards, and open floor plans without paying a new-construction premium. Over the past 12 months the community recorded 25 closed sales, median sold price $330,000 at roughly $177 per square foot, with a 100% sold-to-list ratio at the median in 35 days — accurate pricing, steady demand.
The range runs $270,000 for smaller layouts to $445,000 for the largest 5-bedroom plans, which lands most of the inventory in the first-time and move-up sweet spot. One thing to confirm before you offer: some homes fall under a separate sub-association, Sycamore Park Village, with dues around $125/month instead of the main $42. The dues and inclusions differ by section, so verify which HOA applies to the specific lot — I can check that for you.
MEDIAN SOLD PRICE
MEDIAN SOLD-TO-LIST
CLOSED SALES
12-month sold data · Aug 2025 – Aug 2026
| Sycamore Park | Bd | Ba | Sq Ft | List price | Sold price | Sold $/SqFt | Sold-to-list | DOM |
|---|---|---|---|---|---|---|---|---|
| Average | 3.4 | 2.3 | 1,943 | $348,188 | $345,151 | $181 | 99.09% | 59 |
| Median | 3 | 2 | 1,955 | $345,000 | $330,000 | $177 | 100.00% | 35 |
| Low | 0 | 0 | 1,131 | $275,000 | $270,000 | $140 | 92.97% | — |
| High | 5 | 4 | 2,909 | $445,000 | $445,000 | $238 | 102.30% | 253 |
25 closed sales · $8,628,790 total sold volume · Source: MLS of Southern Arizona. Figures reflect an Aug 2025 – Aug 2026 snapshot of MLS records. Values move with the market — for real-time pricing or a specific valuation, contact Blaine Bond.
Schools
Served by the Vail School District
Attendance boundaries change. Confirm the zone for a specific address on the Tucson school district map, the Vail District enrollment page, or ask Blaine.
Signature amenity
A 7.5-acre park at the center of it all
What sets Sycamore Park apart from other southeast subdivisions at this price is the amenity-to-dues ratio. The 7.5-acre central park anchors the whole neighborhood — organized soccer and baseball fields, a dedicated dog park, two smaller tot-lot parks, a community ramada with BBQ areas, and both paved and unpaved nature trails — all maintained through dues that run around $42 a month. That’s a genuinely unusual package to get at the mid-$300s.
Because the community was built by three national builders across multiple phases, the streetscape is cohesive but varied, and the amenities were planned in from the start rather than bolted on. Kids ride to the fields after school; dog owners circle the trails at dusk. The Pima County Fairgrounds are under 15 minutes away, hosting the Pima County Fair each spring plus horse shows and RV rallies through the year.
FAQ
Sycamore Park questions, answered
Is there an HOA in Sycamore Park?
Yes. The Sycamore Park HOA is managed by FirstService Residential (520-219-4520). Main-neighborhood dues are ~$42/month, billed quarterly. Critically, a separate sub-section called Sycamore Park Village carries dues of ~$125/month — so confirm which section a specific lot is in before you buy. Ask me for the current fee schedule or to verify a lot.
What do the HOA dues cover?
Main Sycamore Park dues (~$42/month) fund common-area maintenance, the parks and trails, shared-space landscaping, and amenity upkeep. Streets and sanitary sewer are public, city-maintained — not an HOA expense. Sycamore Park Village residents pay ~$125/month with different inclusions. Contact me for a current breakdown by section.
Is Sycamore Park a gated community?
No. Sycamore Park is not gated — it has open access from Kolb Road via Sycamore Park Boulevard.
Who built the homes in Sycamore Park?
Lennar, Meritage Homes, and Richmond American Homes were the primary builders, across multiple development phases spanning the mid-2000s through the early 2010s. That’s late enough for modern floor plans, mechanicals, and insulation standards — without a new-construction premium.
What is Sycamore Park like, and is it a good place to live?
It’s a large, established neighborhood of 733 single-family homes in southeast Tucson — active and family-oriented, with kids on the sports fields and neighbors walking the trails. It’s an especially strong fit for families, first-time buyers, and commuters who want newer construction in the Vail district under $400,000. The 7.5-acre park, sports fields, dog park, and trails give it an amenity package most subdivisions at this price don’t offer.
Are short-term rentals (Airbnb / VRBO) allowed?
Short-term rental policies are governed by the HOA’s CC&Rs, and the specific rules aren’t posted publicly. If Airbnb/VRBO use is part of your plan, contact me for the current rental-policy details before you buy — don’t assume.
Are pets allowed in Sycamore Park?
The community has a dedicated dog park, so pets are clearly welcome. Specific breed or size restrictions aren’t publicly confirmed — request the CC&Rs for the full pet policy if that matters to you.
Are RVs, boats, or trailers permitted?
Public listing data suggests RV parking is restricted in Sycamore Park. Rules on boats, trailers, and oversized vehicles should be confirmed against the HOA governing documents — contact me for the current rules before you count on parking one.
What do the CC&Rs and architectural review cover?
An active Architectural Review Committee (ARC) governs exterior modifications — roofing, landscaping, fencing, and exterior structures typically need approval. Dunn-Edwards maintains builder-specific approved paint palettes for the community. Full CC&Rs are available on request; ask me and I’ll pull them.
What zip code and school district is Sycamore Park in?
Sycamore Park is in 85756, in the Vail School District — elementary at Mesquite, middle likely Corona Foothills, high school at Cienega. Verify the exact assignment by address through the district.
HOA & documents
Governed by the Sycamore Park HOA
The Sycamore Park Homeowners Association is managed by FirstService Residential (520-219-4520). Main-neighborhood dues run ~$42/month, billed quarterly, and cover common-area maintenance, the three community parks, sports fields and courts, the dog park, ramadas and BBQ areas, landscaping in shared spaces, and the trail system. Streets and sanitary sewer are public, city-maintained — not an HOA cost.
An active Architectural Review Committee (ARC) governs exterior changes — roofing, landscaping, fencing, exterior structures — and Dunn-Edwards maintains builder-specific approved paint palettes. ⚠️ Confirm your HOA section: the Sycamore Park Village sub-association runs ~$125/month with different inclusions. Ask me which section a specific lot falls under before you write an offer.
Sycamore Park's full governing documents (CC&Rs, bylaws, ARC procedures) aren't posted publicly — existing owners access them through the ConnectResident portal. Need copies, a current fee schedule, or to confirm which HOA section a lot is in before closing? Ask me and I'll pull them.
Keep exploring
Nearby communities
Rita Ranch
The big southeast-side neighbor — far more inventory, also Vail schools, and the shopping you'll drive to anyway.
La Estancia
Newer construction with a community pool, a bit closer to downtown — step up in price and build year.
Civano
Tucson's walkable, solar-forward planned community — same side of town, a very different design philosophy.
Starr Ridge
Smaller and quieter nearby — fewer neighbors than 733 if that's the appeal.
Saguaro Trails
Newer site-built homes nearby — a good comparison if you want the newest construction on this side.
Moving in
Set up utilities
Cox should be your provider — some addresses here have more than one option, so confirm the provider for a specific address. Call everyone about a week before closing.
Blaine Bond · REALTOR® · eXp Realty
Thinking about Sycamore Park?
This is a steady, well-priced market where accurate listings sell in about six weeks — so the edge is knowing the neighborhood’s quirks before you offer. The one that trips buyers up: which HOA section a lot is in ($42 vs. $125 changes your monthly math). I’ll confirm it, pull the CC&Rs, and give you a straight read. Video walkthroughs for out-of-town buyers, no hard sell.
Live listings
Current Sycamore Park homes for sale
Live MLS listings, updated in real time. Save favorites, set instant alerts, and track price drops with the same MLS system Arizona REALTORS® use — no ads, no popups. Browse at your own pace; I’ll reach out if you ask.
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Listing data comes in part from the Internet Data Exchange (IDX) program of the MLS of Southern Arizona. IDX information is provided exclusively for consumers’ personal, non-commercial use. All information deemed reliable but not guaranteed accurate.