Erin Frame, Realtor - House of Frame, Long Realty

09/13/2026

𝗪𝗼𝘂𝗹𝗱 𝘆𝗼𝘂 𝗯𝘂𝘆 𝗮 𝗺𝗮𝗻𝘂𝗳𝗮𝗰𝘁𝘂𝗿𝗲𝗱 𝗵𝗼𝗺𝗲 𝗶𝗻 𝗧𝘂𝗰𝘀𝗼𝗻?

There can be some real advantages — including price, land and space.

But there are also a few things buyers should understand before comparing one to a site-built home.

Who owns the land?

Can the property qualify for your financing?

What about affixture, insurance, HVAC, monsoon drainage, septic systems or private wells?

I put together a detailed Tucson guide covering the pros, cons and questions worth asking before making an offer.

👉 Read the full guide: https://houseofframetucson.com/mh-fbhoft

09/04/2026

𝗦𝗼𝗺𝗲 𝗵𝗼𝗺𝗲𝘀 𝗮𝗿𝗲 𝗺𝗼𝘃𝗲-𝗶𝗻 𝗿𝗲𝗮𝗱𝘆. 𝗧𝗵𝗶𝘀 𝗼𝗻𝗲 𝗶𝘀 𝘀𝗼𝘂𝗹-𝗿𝗲𝗮𝗱𝘆.

Tucked at the end of a quiet cul-de-sac in River Hills Estates, 3640 N River Ranch Place sits on eight-tenths of an acre — with Catalina and Rincon Mountain views, sunrise light through the courtyard, and city lights glowing after dark. It's the kind of setting you don't find twice.

This 2,986 sq ft single-level burnt adobe home is classic Tucson at its finest — vaulted ceilings, Talavera tile, warm wood, and copper accents throughout. Three bedrooms, three full baths, and two primary suites give it rare flexibility, while a fresh, neutral palette lets the home's original modern Southwestern character shine without feeling dated.

The kitchen is a standout: glass-front cabinetry, a gas cooktop, distinctive copper hood, and new appliances layered into all that original charm.

Out back, a deep covered patio overlooks a resurfaced heated pool and spa, mature landscaping, and enough birdlife and butterflies to make every evening feel like a retreat.

And the updates run deep — new furnaces, new A/C systems, a recoated roof with a decade of warranty left, and owned solar. This is a home where the character is timeless and the systems are new.

It feels tucked away, yet you're minutes from Sabino Canyon, Whole Foods, Udall Park, and everything Northeast Tucson has to offer. No HOA. Room to breathe.

📍 3640 N River Ranch Place, Tucson, AZ 85750
💸 Offered at $915,000

Come see it in person — Open House Sunday, Sept 6th, 1:30–3:30 PM.

Can't make it Sunday? Comment "𝗧𝗢𝗨𝗥" and I'll set up a private showing.

Erin Frame, Realtor® | House Of Frame Tucson | Long Realty
(520) 268.4789 | [email protected]

08/24/2026

I pulled every manufactured home listed in Tucson between $210K and $270K this week.

The lots run 0.11 to 0.29 acres. Median is 0.17.

9939 S Spiney Cactus Way sits on a full acre — and it's listed below four of them.

Swipe to slide 3 if you want to see that drawn to scale. It's not a subtle difference.

What's on the acre: a workshop, a gazebo, a shed, a gated entry, and a covered porch pointed at the mountains. Inside — 3 bed, 2 bath, 1,456 sq ft, granite counters, gas range, floor-to-ceiling tiled shower with dual heads. No HOA. Horses allowed.

The honest trade: you're further out, and the road in is dirt. For the right person that isn't a compromise — it's the entire point.

$239,900. Comment CACTUS for the full photo set and details.

Erin Frame, REALTOR® | House of Frame Tucson | Long Realty
520-268-4789 · [email protected]
MLS # 22615855

08/14/2026

𝗙𝗢𝗢𝗧𝗛𝗜𝗟𝗟𝗦 𝗠𝗔𝗥𝗞𝗘𝗧 𝗠𝗜𝗡𝗨𝗧𝗘 — 𝗝𝘂𝗹𝘆 𝟮𝟬𝟮𝟲

The North region — that's us — closed 114 sales. Up 31% from last July, which is the biggest year-over-year jump anywhere in the Tucson association's numbers this month. Homes went under contract in a median of 33 days, six days faster than last summer.

Median sale price landed at $590,000. That's $85,000 below last July, and I want to be careful with that number, because it reads worse than it is. When volume jumps 31%, a median moving down almost always means more mid-range homes sold — not that anyone's house lost value. What sold changed. What things are worth didn't.

The number I keep coming back to is at the top end. Above $1.4M, there's more than seven months of standing inventory sitting on the market. And the homes in that same band that did sell went under contract in a median of 16 days.

Both of those are true at once. Up there right now, a house is either priced where the market actually is and it moves quickly, or it isn't and it sits for a season. There's very little in between.

Curious what you're all seeing on the ground. Anyone been watching a particular street or pocket this summer where the listings seem to be moving — or not?

https://houseofframetucson.com/july-2026-tucson-real-estate-market-update/

08/12/2026

Price improvement alert — and this one's a big opportunity. 🌵

9939 S Spiney Cactus Way just dropped to $239,900, and if you've been dreaming of space, privacy, and zero HOA restrictions, this is the moment to take a serious look.

Here's what that new price gets you: a full acre of horse-zoned land, panoramic mountain and sunset views, and a beautifully updated 3-bedroom, 2-bath home with soaring vaulted ceilings, rustic wood beams, and a chef's kitchen finished in granite with a stone-faced breakfast bar. The primary suite feels like a private retreat, with a floor-to-ceiling custom tile shower, dual heads, and a built-in bench.

Outside, you've got room for the horses, the RV, the workshop projects — whatever "the big ideas" look like for you. A shed and workshop are already on site, RV parking is ready to go, and there's no HOA telling you how to use any of it.

This is rural Tucson living at its best — minutes from city conveniences, but with the kind of breathing room that's getting harder to find at this price point.

The sellers are motivated, and this new price reflects real opportunity for the right buyer. Homes with acreage, views, and zero restrictions rarely sit at this number for long once buyers realize what's actually included.

If you've been priced out of similar properties before, or you've been waiting for the right piece of land to come back into range — this might be it.

📩 Comment "SPINEY" or send me a message and I'll get you the full details, disclosures, and a private showing time that works for you.

Erin Frame, Realtor® | House Of Frame Tucson
(520) 268.4789 | [email protected]

from mls: No HOA & One Full Acre of Freedom! Bring your toys, trucks, horses, or big workshop dreams to this beautifully updated 3-bedroom, 2-bathroom home situated on an expansive, low-care desert lot with breathtaking, panoramic mountain and sunset views. Step inside to an open-concept great room....

07/24/2026

The Lowdown, with Erin Frame & Ian Brannon 🎙️ This week: Refinancing.

07/23/2026

Another episode of the Lowdown with Ian Brannon from Nova Home Loans - See what's happening in the Tucson market.

07/20/2026

Real estate news moves fast, and most of it gets oversimplified for clicks. That's why Erin sits down with Ian Brannon from Nova Home Loans every week — to actually explain what's happening in the Tucson market, honestly. This week: Interest Rates

07/15/2026

You can be completely sure you're making the right decision and still feel your chest go tight the first time you see the "For Sale" sign in your own yard.

Not because you've changed your mind. Because you're human, and this house has been the backdrop of your actual life.

Here's something that might make you feel a little less alone in it: in a 2019 survey of recent home sellers, more than one in three admitted they cried during the process.

And the average homeowner now stays put over a decade before selling — so of course letting go feels like more than paperwork. It is more than paperwork.

A few things I wish more people talked about:

Your brain will try to convince you your home is worth more than the comps say. That's not ego — it's a well-documented bias called the endowment effect. We simply value things more once they're ours. Knowing that helps you separate the feeling from the number.

Depersonalizing your home for photos and showings isn't just for buyers. Taking down the family photos, boxing up the keepsakes — it's also how you start to let go, a little at a time instead of all at once.

And here's one nobody says out loud: sometimes what you feel isn't sadness. It's relief. Relief to be done with the stairs, the upkeep, the house that got too quiet. And then guilt for feeling relieved. You're allowed to feel both. A home can be a gift and a weight at the same time.

You're not starting over. You're stepping into something that fits your life now — not the life you had when you first signed the papers.

I wrote a longer piece walking through exactly which stage of the selling process tends to hit hardest (it's probably not the one you'd guess), plus how to navigate it when family members aren't on the same page, and what to do if you're wondering whether you've waited too long. Link's below if you want the whole thing.

Let's find what fits your life. 🌵

The emotional side of selling your home — and how to move through it without losing yourself (or leaving money on the table) Here's the thing no one warn