$279,421Average Value$168Average Price per Sq Ft85Homes For Sale
Benson offers small-town desert living with freeway access to Tucson
Benson is a small town in southeast Arizona’s San Pedro River Valley. Benson might feel deep in the desert wilderness, between the Rincon Mountains to the west and the San Pedro River to the east. However, it’s connected to the region’s larger cities by Interstate 10 and state Route 90. “We’re about 45 minutes from Tucson and 30 minutes from Sierra Vista,” says Tara Finch, leader of the Tara Finch Group with Haymore Real Estate, who’s lived in Benson for over 25 years. “It’s a nice alternative for people who don’t want to be in the city, but it’s also not the middle of nowhere.” Newer residential developments are popping up outside Benson’s existing town center because of its scenic and accessible location, which also has natural advantages. “Weather is a big reason people come here,” says Finch. “We’re about 10 degrees cooler than Tucson on any given day, but it’s still sunny all the time; it’s Arizona.” With its relatively cooler temperatures and small-town community, Benson is becoming an increasingly popular place to get out of the city.
Benson is slowly evolving to offer some newer homes and commercial buildings.
Benson is known for it's many trains that pass through the main street.
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Older downtown homes and new tract communities
Benson’s median home price is just under $250,000. It’s risen in recent years because of the influx of new homes. “The communities outside of town are all new tract developments,” says Finch. “In town, it’s totally different. They’re all older and different looking.” Ranch-style homes and others downtown can be found for just under or around the median price. The median price also applies to Spanish-style tract homes in new communities outside town. Some new communities offer much larger tract homes with private 4- to 5-acre lots that can cost up to $700,000.
Benson offers some newer homes with Spanish architectural influences.
Older homes in Benson are found in the center of town and can date back to the early 20th century.
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Hiking in the Rincon Mountains and gatherings at the city park
The Rincon Mountains to the west are home to some expansive park spaces. Coronado National Forest and Kartchner Caverns State Park are about 10 miles down Route 90. Kartchner Caverns State Park is an expansive network of limestone caves that can be explored on guided tours. They sit at the base of the mountains of Coronado National Forest. Routes like Ocotillo Trail start in the lower desert and lead up to the forested peaks. Saguaro National Park, about 20 miles northwest, is home to saguaro cacti, the largest cactus species in the country. The park's trails traverse summits like Rincon Peak and Mica Mountain. To the east, the San Pedro River Valley is a renowned birding destination. In town, locals go to City of Benson Park for recreation. It has athletic fields and a new splash pad. It’s also the meeting ground for men’s and women’s softball leagues.
Locals from the Benson area flock to the cities green spaces for a sense of relief from the harsh desert weather.
Benson is home to Kartchner Caverns State Park which has miles of caves that bring in visitors from all over the world.
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Old West-themed restaurants on state Route 80
State Route 80 runs east to west through the middle of Benson, acting as the town’s main street. This is where most of the town’s restaurants and small businesses are found. “We’re big on community,” says Finch. “Other than fast-food places, everything in town is locally owned.” Murals on spots like The Horseshoe Café and Mad Mule Coffee call back to Benson’s Old West train depot roots with images of horseback riders and stagecoaches. Eclectic establishments like Farmhouse and Mi Casa uphold the Old West aesthetic. Groceries can also be found off Route 80 at Safeway and Walmart.
Mad Mule Coffee in Benson is a popular place for espresso drinks and salads.
Benson prides itself on it's western roots with many murals of settlers and Native American scenes.
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Benson Unified School District
Students in town and the surrounding area are served by the Benson Unified School District, which earns a B-plus overall grade from Niche. It’s the second-best district in Cochise County, according to Niche. The district has three schools — Benson Primary, Benson Middle and Benson High — that share a campus in the center of town. Benson Primary receives a B; the middle and high schools each get a B-plus.
Benson Primary School serves grades K-5 in Benson, Arizona.
Benson High School serves grades 9-12 in Benson, Arizona.
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Cochise Country Music Festival
The Cochise Country Music Festival only started in 2023, but it has become Benson’s marquee event. “One of our local business owners decided to start the festival a few years back, and it’s become a big thing,” says Finch. “They focus on '90s and 2000s type of country, so a lot of people come for that specific sound.” This weekend-long event takes place every March. The festival grounds are on the north side of I-10.
Commute to Tucson or Sierra Vista
Interstate 10 and state Route 90 connect Benson to southeast Arizona’s larger cities. Tucson is just over 45 miles west on I-10. The Tucson area is home to major employers like the University of Arizona, Davis-Monthan Air Force Base and Raytheon. Tucson International Airport is also the closest airport. Sierra Vista is just over 30 miles down Route 90. It’s a small city, but it’s home to Fort Huachuca, another regional military hub. Benson Hospital provides healthcare and employment in town. Benson also has an Amtrak station.
Written By
Ed Coombs
Photography Contributed By
Kristen Rademacher
Video By
TJ Wengert
Interested in learning more about homes in this area?
Reach out to
Kimberly Sullivan,
an experienced agent in this area.
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On average, homes in Benson, AZ sell after 88 days on the market compared to the national average of 52 days. The median sale price for homes in Benson, AZ over the last 12 months is $234,123, down 2% from the median home sale price over the previous 12 months.
Gently lived in, well-loved home ready for next luck homeowner! Well equipped kitchen with newer refrigerator and microwave. Washing machine replaced 2024. Roof recoated 2024. Water heater replaced 2022. AC and furnace less than five years old. Two room bedrooms, two baths. Irrigation to garden. Storage shed, carport. In 55+ community with Pool, spa, community center, dog park, laundry,
This upgraded double-wide manufactured home sits on a desirable corner lot and is packed with updates! Enjoy peace of mind with new shingles, vinyl siding, and all-new water lines. The beautifully remodeled kitchen features soft-close cabinets, ample storage with large drawers, and three convenient lazy Susans. Relax on the front deck with upgraded water proof decking, or park in the spacious,
1812 square foot 3 bedroom 2 bath home built by Premier Homes Tucson LLC located in the Cottonwood Bluffs subdivision off Hwy 90 in Benson. No HOA. This home has a spacious open floor plan with a split bedroom plan plus a separate den area. The 2 car garage is oversized with room to have a small workshop or a place to park your motorcycle or golf cart. Come take a look and see how you can make it
Discover this stunning like-new 1680sqft manufactured home offering 3 bedrooms and 2 bathrooms in a spacious, fully fenced lot. Designed for comfort and convenience, this home features an open floor plan with a cozy fireplace, perfect for relaxing evenings. The primary suite is a true retreat, boasting a garden tub, separate shower and dual vanities. Enjoy cooking in the modern kitchen with
Welcome to La Habra in Benson, AZ, where you will find a spacious 2 bedroom, 1 bathroom apartment waiting for you to make it home. Enjoy the convenience of laundry hook ups in your apartment, as well as a laundry room on site for added convenience. The large windows allow for plenty of natural light to brighten up your living space, while the balcony provides a perfect spot to relax and take in
Welcome to our newly renovated 2-bedroom, 1-bathroom apartment located in Benson, AZ. This apartment features new flooring and paint throughout, as well as central heating and AC for your comfort. Residents can enjoy our fitness room, laundry room, playground, and available lounge. The common areas offer picnic tables and a BBQ grill for outdoor gatherings. This unit includes a balcony and
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