✦ September Bathroom Event — free design consultation plus one premium upgrade included. Book by September 30. Call (520) 548-2125 left
Serving Midvale Park
Southwest Tucson's master-planned housing, now hitting the age where the original finishes have run their course and the floor plans want opening up.
Midvale Park is southwest Tucson's master-planned housing, built mostly from the 1980s through the early 2000s along the Valencia and I-19 corridors. It is a solid, well-located, unpretentious part of the city and its housing stock is now at exactly the age where remodeling makes the most sense.
These are not houses with hidden problems. Construction is consistent, systems are generally sound, and framing is predictable. What has dated is the fabric: original cabinetry with worn hinges and slides, laminate or early granite counters, builder-grade fixtures, and the closed-off floor plans that were standard when they were built.
That last point is where the biggest gains are. A great many Midvale Park plans separate the kitchen from the living space with a wall or a half-wall, and opening it is consistently the change that most transforms how these homes live — more than any finish upgrade does.
Two things to establish early, as with all Tucson tract housing of this era: whether the slab is post-tension, which governs plumbing relocation, and whether your community's HOA requires architectural review for exterior work.
Permitting in Midvale Park
Midvale Park is within the City of Tucson. Permits are issued by City of Tucson PDSD.
Cosmetic work — paint, flooring, tile, cabinets and countertops that don't affect plumbing or electrical — generally doesn't require a permit. New or relocated fixtures, new electrical, HVAC changes, structural work, patio covers and block walls all do.
HOA architectural review applies in several Midvale Park communities and is separate from the building permit, typically adding four to twelve weeks for exterior changes. Not every part of the area is HOA-governed, so it is worth confirming.
As a City of Tucson address, casitas fall under Arizona's HB 2720 and are permitted by right up to 1,000 sq ft with no owner-occupancy requirement and no additional parking — subject to lot coverage and any HOA covenants.
Local Knowledge
The highest-impact change available in these houses. Many Midvale Park plans have a wall or half-wall between kitchen and living area, and removing it changes how the whole home functions. Cost depends on whether it is load-bearing — $6,000–$25,000 for a structural opening with beam, posts and footings.
Cabinetry at the end of its service life, laminate or entry-level stone counters, builder carpet and basic fixtures. Predictable, clean projects: a kitchen refresh runs $28,000–$55,000 and a full remodel with new cabinetry $55,000–$95,000, with little risk of surprises behind the drywall.
Because Midvale Park is a City of Tucson address, HB 2720 applies in full — casitas up to 1,000 square feet permitted by right, no owner-occupancy requirement, no extra parking. On lots with room, that makes a casita a real option for family housing or long-term rental income. Check your HOA covenants first.
Southwest Tucson takes full sun with little natural shade, and most Midvale Park backyards were handed over as gravel with a small slab. A ramada or engineered pergola first, then turf or pavers with drainage, then an outdoor kitchen — in that order, the space works from March through November.
Coverage
Areas we serve in Midvale Park: Midvale Park · Valencia corridor · Drexel Heights edge · Irvington corridor · Mission Manor · Cardinal corridor · Star Valley · Rancho del Sol · Bilby corridor
What We Do Here
Nearby
Also serving nearby: Tucson · South Tucson · Sahuarita · Flowing Wells · All service areas →
Planning a budget? See the Tucson remodeling cost guide.
Midvale Park Questions
City of Tucson PDSD. Midvale Park is within the City of Tucson limits, so it is not under Pima County Development Services.
Cosmetic work generally does not require a permit. Anything touching plumbing, electrical, mechanical or structure does, along with patio covers and block walls. Where an HOA is involved, architectural review runs separately.
In principle yes, and the rules are favourable. As a City of Tucson address, Arizona's HB 2720 applies in full: casitas up to 1,000 square feet (or 75% of the primary dwelling) permitted by right through ministerial review, with no owner-occupancy requirement and no additional parking space needed.
The practical limits are lot coverage — which can bind on smaller Midvale Park parcels — and HOA covenants where your community has them, since state law binds municipalities rather than private covenants. See our casita page for the full detail.
Opening the kitchen to the living space. A great many Midvale Park plans were built with a wall or half-wall separating the two, and removing it changes how the whole house lives in a way no finish upgrade matches.
Whether it is structural determines the cost. A non-structural stud wall is straightforward; a load-bearing wall needs a beam, posts, footings and an engineer, running $6,000–$25,000 for the opening depending on span.
Quite possibly, if your home was built from the mid-1990s onward — post-tension slabs became common in Tucson tract construction around then. Homes from the 1980s and early 90s are more likely conventional slabs with rebar.
It matters only if plumbing is moving. A post-tension slab contains tensioned steel cables that must be located by scan and the cut engineered before anything is sawn. We establish which you have at design rather than during demolition.
A guest or hall bathroom typically runs $18,000–$35,000 and a primary bathroom $35,000–$65,000 for a mid-range scope with a custom tiled shower and semi-custom cabinetry.
The biggest single variable is whether fixtures move. Because these homes are slab-on-grade, relocating a toilet or shower drain means saw-cutting and re-routing under the concrete — $3,500–$9,000 before any finish work. See bathroom remodeling.
Yes — we work across the entire metro, and southwest Tucson is a regular part of that.
Midvale Park projects tend to run smoothly: consistent construction, sound systems, known floor plans and few surprises once walls open. That predictability means quotes hold and schedules are realistic, which is worth a great deal on any remodel.
Ends September 30 · left
Sign a full bathroom remodel by September 30 and pick one premium upgrade, included at no cost. Not a discount — an actual upgrade to the finished room, specified and installed as part of the build.
Custom-templated to your finished walls after tile. The single upgrade that most changes how a bathroom reads.
Electric in-floor heat under the tile, on its own thermostat. Impossible to retrofit later without pulling the floor up again.
A step up in cabinetry and countertop material — the two things you touch every morning for the next fifteen years.
One upgrade per household, on full bathroom remodels signed by September 30, 2026. Upgrade is specified during design and installed with the project; it cannot be exchanged for a credit or discount. Consultations and written estimates are always free and carry no obligation.
Free in-home consultation and a written, itemised estimate for your specific floor plan.