Why October 2025 Is THE Month for Fort Huachuca Home Buyers to Act

If you're stationed at Fort Huachuca or planning a PCS to Sierra Vista, you've picked the perfect time to house hunt. This month is hands-down the best home-buying opportunity we've seen in years. Increased inventory, reduced competition, and motivated sellers are creating ideal conditions for military families using VA loans.​

Sierra Vista's Housing Market Has Shifted in Your Favor

Let's talk numbers. The median sale price in Sierra Vista sits at $290,000 right now—down 4.4% compared to last year. Even better? Homes are selling an average of 1% below list price, which means your offer actually has negotiating power.​

Remember the bidding wars of 2021-2023 where you had to waive inspections and offer $20K over asking? Those days are gone.​

Homes now spend an average of 71 days on the market compared to 52 days last year. That's more than two months to tour properties, get thorough inspections done, and make decisions without feeling rushed. For military families juggling duty schedules and family logistics, this extra time is gold.​

The market has shifted from "highly competitive" (translation: stressful) to "somewhat competitive" (translation: normal). Multiple offers aren't automatic anymore—they're actually rare.​

Your VA Loan Is Finally an Advantage Again

After years of watching all-cash buyers swoop in and steal homes, VA loan buyers are back in the game. Sellers in Sierra Vista aren't viewing VA financing as a disadvantage anymore. The slightly longer closing timelines and VA appraisal requirements that used to scare them off? They're totally fine with it now in exchange for qualified, serious buyers.​

Current VA mortgage rates are running 6.5% to 6.75%—consistently lower than conventional loans at 6.75% to 6.9%. Add in zero down payment and no PMI, and VA loans offer Fort Huachuca families the most affordable path to homeownership.​

Yes, there's a VA funding fee (2.15% for first-time buyers with no down payment), but you can roll that into your loan amount. And if you're service-connected disabled? That fee gets waived entirely.​

Working with a lender who knows VA loans inside and out makes all the difference. I regularly connect Fort Huachuca buyers with Beatriz Villalobos at Crosscountry Mortgage—she specializes in VA loans and understands military timelines.

Why Mid-October Specifically?

Here's something cool: national housing data confirms that October 12-18, 2025 represents the optimal buying window of the entire year. We're talking 33% more active listings than earlier in the year and 31% less buyer competition.​

Sierra Vista mirrors this trend perfectly. We've got over 270 homes available right now, with homes taking an average of 62 days to go pending. That's genuine selection across neighborhoods like Canyon de Flores, Holiday, La Terraza, The Reserve, Pueblo del Sol, and The West End.​

This inventory level lets you actually find homes that fit your family's needs instead of settling for "whatever's available". Want a backyard for the kids? Need a home office for telework days? Prefer a community pool? You've got options.​

Negotiation Power You Haven't Had in Years

In today's market, VA buyers can request seller concessions that were impossible during the frenzy. I'm talking about:​

• Repair credits after inspection
• Closing cost assistance
• Coverage of your VA funding fee
• Appliances or home warranties included

About 5.5% of homes are seeing price reductions right now, creating even more opportunities for strategic negotiations. The extended time on market means sellers are motivated and realistic about pricing—especially as we head toward the slower winter season.​

Your VA-approved offer, backed by military stability and guaranteed financing, is actually attractive to sellers looking for certainty. They know VA buyers are serious and qualified.​

Popular Neighborhoods for Fort Huachuca Families

With 270+ homes to choose from, here's what you'll find across Sierra Vista's best military-friendly neighborhoods:

• Canyon de Flores offers newer construction with family amenities, good schools, and HOA perks like pools and parks. Homes here typically hit the upper price range but come with modern finishes.​
• Holiday provides established homes with mature landscaping at more accessible price points for first-time buyers. Quick access to Fort Huachuca's gates and shopping.​
• La Terraza features well-maintained properties with mountain views and community feel. Popular with families who want newer builds without the premium price tag of Canyon de Flores.​
• The Reserve appeals to buyers seeking golf course living and resort-style amenities. Great for those planning to retire in Sierra Vista after service.​
• Pueblo del Sol delivers solid value with proximity to base and local amenities. Many homes have been updated with modern kitchens and baths.​
• The West End includes areas closer to downtown Sierra Vista, with character homes and walkability to restaurants. Renovation opportunities for handy buyers.​

Don't Wait Until the Window Closes

October's ideal conditions won't last forever. As we approach the holidays, inventory naturally shrinks and the market pauses until spring. Spring 2026 could bring renewed competition as buyers who waited return to the market.​

Fort Huachuca families who act now can lock in today's lower prices, favorable terms, and seller flexibility before that window closes.​

Ready to Take Advantage of October's Market?

As a Realtor® who focuses on serving military families, I understand VA loans, PCS timelines, and what makes Sierra Vista neighborhoods great for Fort Huachuca service members. I've helped dozens of military families navigate the local market, and I'd love to help you too.

Let's connect and get you into the perfect home while October's advantages are still in play.

Joshua Mayer, Realtor®
Haymore Real Estate LLC
📞 (520) 481-2909 (call or text)
📧 Joshua.J.Mayer87@gmail.com
📍 500 E Fry Blvd, Sierra Vista, AZ 85635

Proud to serve those who serve. Let's find your Sierra Vista home.