Strategic Commercial Land Opportunity | Vail Growth Corridor
Rare Large-Scale Commercial Development Site | E. Houghton & S. Sahuarita
Marketing description
Specialty One Real Estate is pleased to exclusively present the opportunity to acquire ±8.468 acres of CB-2 zoned commercial land located at the signalized intersection of E Sahuarita Road and S Houghton Road in Southeast Tucson’s rapidly expanding Vail / Corona de Tucson submarket.
This is a highly strategic and increasingly rare commercial land opportunity positioned within one of the Tucson MSA’s fastest-growing residential corridors. Unlike many suburban growth markets where commercial land remains abundant, the Vail / Corona de Tucson trade area is heavily constrained by surrounding state, county, and federal land ownership, resulting in extremely limited commercially zoned inventory.
The property represents one of the few remaining large-scale commercial parcels along the Houghton Road corridor capable of supporting meaningful mixed commercial development. The combination of signalized frontage, flexible CB-2 zoning, strong demographics, and accelerating residential growth creates a unique long-term investment and development opportunity not commonly available in the market.
Surrounding communities including Vail, Rita Ranch, Rancho Sahuarita, and Corona de Tucson continue to experience substantial residential expansion fueled by strong household formation, proximity to employment centers, and the highly regarded Vail School District.
The site is ideally suited for a broad range of commercial uses including:
- Medical / Healthcare Office
- Professional Office
- Daycare
- Self-Storage
- Covered RV Storage
- Mixed Commercial Development
Investment highlights
Rare Commercial Land Opportunity
One of the few remaining commercially zoned development sites of scale in the entire Vail / Corona de Tucson corridor. Surrounding state and federal land ownership has created significant barriers to future commercial land supply, making entitled commercial parcels increasingly scarce.
Prime Signalized Corner
Excellent visibility and access at the intersection of E. Sahuarita Road and S. Houghton Road with strong commuter exposure and growing traffic counts exceeding:
- ±26,000 VPD on S. Houghton Road
- ±7,000 VPD on E. Sahuarita Road
Immediate Residential Demand
The site serves one of Southeast Tucson’s most active residential growth corridors with approximately 5,506 total existing, active construction, platted, and partially completed residential lots within the immediate surrounding trade area.
Nearby master-planned communities include:
- Santa Rita Ranch
- Sycamore Canyon
- Sycamore Vista
- Sanctuary at Sycamore
Strong Demographics
3-Mile Radius:
- Population: 10,496
- Median Household Income: $101,769
5-Mile Radius:
- Population: 14,933
- Median Household Income: $100,710
Flexible CB-2 Zoning
The CB-2 zoning designation supports a wide range of commercial development formats, allowing developers flexibility to respond to evolving market demand.
Regional Connectivity
Direct access to:
- Interstate 10
- Downtown Tucson
- Tucson International Airport
- Davis-Monthan Air Force Base
Market Positioning
The Vail / Corona de Tucson submarket continues to emerge as one of the strongest long-term suburban growth corridors in Southern Arizona. Residential growth has significantly outpaced commercial development, creating increasing demand for neighborhood-serving retail, medical, office, storage, and service-oriented commercial uses.
Unlike many suburban expansion corridors where commercial land can be readily added to the pipeline, this market is geographically constrained by large surrounding blocks of state and federally controlled land. As a result, commercially zoned sites with visibility, access, and scale are exceptionally limited.
This supply constraint creates a unique long-term positioning advantage for the subject property and significantly differentiates it from typical suburban commercial land offerings throughout the Tucson MSA.
Potential Uses
- Medical Office
- Professional Office
- Urgent Care
- Dental / Healthcare
- Self-Storage Facility
- Covered RV Storage
- Contractor Yard
- Mixed Commercial Development
- Daycare / Educational Use
- Neighborhood Retail Services
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