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Quail Creek northern expansion plan moves forward

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Quail Creek map of proposed expansion known as Quail Creek Specific Plan 2.

Map identifying proposed expansion known as Quail Creek Specific Plan 2.

Quail Creek could eventually expand well beyond the neighborhoods currently under development.

The Town of Sahuarita is reviewing a revised proposal known as Quail Creek Specific Plan 2. The plan covers approximately 624 acres north of Quail Creek units 25BC, 28 and 31, and would allow for the development of as many as 1,850 additional homes.

A second version of the proposal was submitted to the Town on August 18, 2026, and is now under review. This represents progress in the planning process, but it is important to understand what it does—and does not—mean.

The plan has not received final approval. Public hearings before the Sahuarita Planning and Zoning Commission and Town Council will still be required, and no dates have been announced. There is also no construction schedule or confirmation that all 1,850 homes will ultimately be built.

The proposal is separate from the continued development of 344 new homesites in Units 38, 39 and 40 south and west of the Canyon Club. Those neighborhoods represent Quail Creek’s more immediate growth, while Specific Plan 2 could extend development much farther into the future.

Filed Under: Quail Creek, Local News

Mortgage rates may already reflect potential Fed hike

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Mortgage Interest Rates

Federal Reserve Chair Kevin Warsh on Friday signaled that interest rates may need to rise further as inflation remains well above the Fed’s 2% target.

Economists interpreted his remarks as a clear indication that the Federal Reserve could raise the federal funds rate, which influences borrowing costs throughout the economy. However, an increase would not necessarily produce an equally sharp rise in mortgage rates.

First American Chief Economist Mark Fleming said financial markets have already anticipated higher short-term rates. Treasury yields have risen in recent weeks, pushing mortgage rates higher before the Fed has taken action. As a result, some of the effect of a future rate increase may already be reflected in current mortgage pricing.

The average 30-year fixed mortgage rate stood at 6.66%, compared with 6.56% one year earlier.

The takeaway for homebuyers is that mortgage rates could remain elevated or move somewhat higher as the Fed continues fighting inflation. However, because markets have already priced in some expectations of additional rate increases, a future Fed hike may not cause mortgage rates to jump as dramatically as borrowers might expect.

Filed Under: Market Trends Tagged With:

Quail Creek Water rates expected to decrease

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Quail Creek homeowners are expected to see lower water bills following a recently approved utility consolidation.

The Arizona Corporation Commission has authorized Quail Creek Water Company, Ridgeview Utility Company and Lago Del Oro Water Company to combine under the new name JW Water Utility Company.

According to the Commission, the approved rate changes are expected to reduce the average Quail Creek residential customer’s water bill by approximately 25 percent, or $8.59 per month. Actual savings will depend on individual water usage.

Although the consolidation and new rate structure have been approved, the Commission’s announcement did not specify when customers will first see the reduction reflected on their bills. Homeowners should review upcoming statements for the effective date and their actual savings.

The utility’s formal name will change to JW Water Utility Company, although its existing customer website currently continues to operate under the Quail Creek Water Company name.

Filed Under: Quail Creek, Local News

Quail Creek continues expansion

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New development reports from the Town of Sahuarita show continued expansion at Quail Creek. Site grading is underway for 111 homesites in Unit 38, while paving in Unit 39 (103 lots) has connected the future model home village area to Wigeon Lane.

A tentative plat for another 130 lots in Unit 40 is also under review, although it has not yet received final approval. The new units run west and south of the Canyon Club and east of Campbell Avenue

For buyers, this growth means more new construction options will become available in the future. However, continued building also matters to Quail Creek resale sellers. New homes, builder incentives and professionally decorated models will create additional competition. Resale properties may counter that advantage by offering established locations, completed landscaping, desirable views and valuable improvements without the construction wait.

The takeaway is straightforward: Quail Creek remains a growing and desirable community!

Filed Under: Quail Creek, Local News

What’s next for home prices and mortgage rates?

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What’s Next for Home Prices and Mortgage Rates?

The current housing market appears headed toward slow normalization rather than a major rebound or significant downturn.

Mortgage rates remain in the mid-6 percent range and are likely to stay elevated through much of 2026. Rates could gradually ease if inflation continues to cool, but buyers waiting for a quick return to 5 percent mortgages may be waiting longer than expected.

Home prices are also becoming increasingly dependent on local market conditions. In areas where inventory has increased, buyers have more choices and negotiating leverage, putting greater pressure on sellers to price competitively.

What This Means for Quail Creek

Quail Creek should remain relatively resilient, but rapid appreciation is unlikely in the near term. The individual home matters more than ever. Updated, move-in-ready homes, desirable lots, mountain or golf views, attractive outdoor spaces, and appropriately priced properties should continue to attract buyers.

Overpriced or dated homes may take longer to sell and require price adjustments.

If mortgage rates eventually move closer to 6 percent, buyer activity could strengthen. Until then, expect a more balanced Quail Creek market with greater competition among sellers and better negotiating opportunities for buyers.

Filed Under: Market Trends Tagged With: ,

Jobs slow, raising hopes for lower mortgage rates

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The July jobs report showed a surprisingly sharp slowdown in the labor market, with the U.S. losing 23,000 jobs instead of the expected 83,000 gain. Wage growth also slowed to 3.2%, while unemployment edged down to 4.1%.

The weaker labor market reduces the likelihood of additional Fed rate hikes and could help ease pressure on mortgage rates, which are currently around 6.69%, their highest level of 2026.

For housing, the impact is mixed. Lower mortgage rates would improve affordability, but weaker job growth and consumer confidence could keep some buyers on the sidelines. The key takeaway is that a cooling economy may help stabilize or lower mortgage rates, but it could also continue to restrain homebuyer demand.

Filed Under: Market Trends

Quail Creek Real Estate Market Update
August 1, 2026

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Quail Creek Real Estate Market Update

Hello, August! Here’s the market update for the July month-end. We end the month with 48 active listings in Quail Creek, down from a high of 83 at the start of June — 44 are single family homes, 4 are Villas. There were seven new listings in July, seven listings went under contract, and 12 listings closed escrow.

In addition, 19 listings have been taken off the market since July 1 (expired or cancelled). Many of those were winter/spring listings that have not yet sold; expect to see many of those back on market for the fall season.

There have been 106 closed sales in Quail Creek so far this year, up from 99 at this point last year — a 7 percent increase in sales so far this year.

July was as expected, and we experienced the typical summer slowdown in the market. We saw seven sales last month, and nine in June. With the lower inventory right now, current sellers are in a better position with less competition, but expect to see a surge of new and returning listings over the next four weeks. It’s important to watch these new and returning listings, as pricing may be more attractive, elevating competition for buyers.
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Filed Under: Market Trends

New era at the Fed: Warsh confirmed as Chair

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Kevin Warsh was confirmed by the Senate on May 13 as the new chair of the Federal Reserve, replacing Jerome Powell. Warsh previously served as a Fed governor from 2006 to 2011 and will now lead the central bank during a period of ongoing inflation concerns, economic uncertainty, and debate over future interest rate policy.

While the President has pushed for lower rates, the Fed has so far kept rates steady this year after several cuts in late 2025. Some Fed officials have warned that rising inflation and higher energy prices could still require tighter policy if inflation does not continue easing.

For interest rates, Warsh’s leadership adds uncertainty to the outlook. The Fed chair does not set rates alone, but markets will closely watch whether the Fed becomes more supportive of future rate cuts or remains cautious about inflation. If inflation continues to cool, mortgage rates could gradually move lower later this year. However, persistent inflation or rising energy costs could keep rates elevated longer.

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A ‘complicated’ economy:
Why buyers are hesitating in 2026

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The U.S. economy is sending mixed signals right now, and that uncertainty is shaping buyer behavior in a big way. According to Lawrence Yun of the National Association of Realtors, the economy is neither booming nor in decline—it’s somewhere in between.

On paper, things look strong. The S&P 500 has reached record highs, and unemployment remains below 5%. But beneath those headlines, consumer confidence has dropped sharply. Job growth has slowed, and concerns about artificial intelligence and political division are making many Americans uneasy.

Yun describes this as a “K-shaped economy,” where some households are doing well while others are feeling financial pressure. That divide is creating hesitation—especially when it comes to major decisions like buying a home.

This helps explain why the housing market hasn’t seen the surge many expected. Even when mortgage rates briefly dipped earlier this year, buyers didn’t jump in at the levels predicted. The reality is simple: confidence matters as much as affordability.

The takeaway? Today’s market isn’t stalled — it’s cautious. Buyers are watching, waiting, and weighing their options more carefully than in past years.

Filed Under: Market Trends Tagged With: ,

Mortgage rates, Fed moves & what’s next for housing

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Mortgage Rates, Fed Moves & What’s Next for Housing

Mortgage rates remain the biggest driver of today’s housing market — and expectations have shifted.

Earlier forecasts suggested rates might average around 6 percent this year. Now, projections are closer to 6.5 percent, with the potential to reach 7 percent if energy prices stay elevated. Global events, particularly rising oil prices, are playing a major role in keeping rates higher.

Even so, Lawrence Yun, chief economist of the National Association of Realtors, does not expect a return to the extreme mortgage rates of past decades. Today’s economy is more energy efficient, which helps prevent the kind of spikes seen in the 1970s.

Meanwhile, the Federal Open Market Committee is under pressure to act. With possible leadership changes at the Federal Reserve, there is growing speculation that interest rate cuts could happen later this year. Yun suggests a potential 50-basis-point cut this summer, though timing will depend heavily on inflation trends.

So what does this mean for the housing market?

Home sales started the year slower than expected, leading to a revised forecast of about 4 percent growth instead of the originally projected 14 percent. Still, demand hasn’t disappeared—it’s just more sensitive to rates and economic uncertainty.

The bottom line: this is a market driven by timing, but not in the way many think. Trying to predict the perfect moment may not be as important as being prepared when the right opportunity appears.
In today’s environment, readiness — not perfection — is what wins.

Filed Under: Market Trends Tagged With: ,

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Russ Fortuno, Associate Broker

I'm a Southern Arizona native and Quail Creek resident. Whether you’re buying or selling a home in Quail Creek, you’ll experience unsurpassed service and professionalism at all stages of your real estate transaction. I welcome the opportunity to assist in your next home sale or purchase.
Meet Russ

Tierra Antigua Realty

18745 S. I-19 Frontage Rd., Ste. A105
Green Valley, AZ 85614
(520) 333-0446
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