The story of this market
The typical home in Sandoval County, New Mexico sells for about $399,000, or $208 per square foot.
Prices are up +4% from a year ago, so sellers still have some momentum. Homes take about 65 days to sell, which is slow. Over the long run, values in this county have grown 141% since 2000. Last year 18 of 27 neighborhoods saw prices rise, so the story isn't the same street to street. HUD's fair market rent for a two-bedroom is $1,384 a month.
HUD sets the fair market rent for a 2-bedroom at $1,384 a month. FEMA's National Risk Index rates overall hazard risk here as Very Low.
Price climate
Every year of price change, 2000–2025
+0.7%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2022 (+18.3%). Worst: 2009 (-8.2%). Hover to read a year.
Monthly price momentum
Home values since 2015
+3.3%
NM · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,902
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
+0.7%
2025 change
FHFA repeat-sales index, median of 27 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
23
Very Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $31,511,417.
Mortgage activity
Home lending in this county
75.5%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 8433 | 4406 | 75.5% | 3.5% | $185,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Sandoval County, New Mexico
Sandoval County continues to capture the Albuquerque metro's suburban single-family market expansion, buoyed by major high-tech investment at Intel and steady relocation demand. While median sale prices hover around $399,000 with modest single-digit year-over-year gains, elevated mortgage rates and expanding active inventory have brought days on market to typical pre-pandemic levels. The county's solid owner-occupancy profile and strong household incomes maintain fundamental market stability despite affordability constraints.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 10 cities · 15 ZIP reports
Median prices moved up 1.6% year over year.
Homes spend a median of 44 days on market with 3.4 months of supply — a fast-moving market.
13% of listings have cut prices · homes sell at 96.08% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.1% · poverty 9.4% — a stable, low-distress profile.
Deterministic aggregate of 13 researched ZIP reports of 15 — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Sandoval County, New Mexico — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Each property observation weighs one in its ZIP's deterministic roll-up — property-level records (taxes, scores, permits) never roll individually. Latest property research run Sep 15, 2026.
researched Sep 29
researched Sep 29
researched Sep 29
researched Sep 29
researched Sep 29
researched Sep 29
researched Sep 29
researched Sep 29
researched Sep 29
researched Oct 8
| 87001 | Algodones | $378,500 | $219 | +4.3% | 15 | 98.9% | 12.5% | 2.4 | 2,072 | $1,473 | researched Sep 29 |
| 87004 | Bernalillo | $489,000 | $205 | +2.4% | 82 | 98.2% | 12% | 5.8 | 549 | $1,650 | researched Sep 29 |
| 87013 | Cuba | $1,096,500 | — | — | — | — | — | — | — | $1,384 | researched Sep 29 |
| 87015 | Edgewood | $389,387 | $215 | +3.7% | 50 | 98.5% | 12% | 4.2 | 144 | $1,650 | researched Sep 29 |
| 87018 | Counselor | $422,000 | $224 | -1.2% | 32 | — | — | 1.8 | 164 | $1,384 | researched Sep 29 |
| 87025 | Jemez Springs | $356,000 | $215 | -2.4% | 112 | 96.5% | 18% | 16 | 48 | $1,450 | researched Sep 29 |
| 87037 | Nageezi | $299,200 | $158 | +2.1% | 45 | 98.5% | 12% | 4.2 | 36 | $1,246 | researched Sep 29 |
| 87041 | Pena Blanca | $355,000 | $215 | +1.2% | 42 | 98.5% | 18% | 3.2 | 35 | $1,450 | researched Sep 29 |
| 87043 | Placitas | $829,000 | $240 | +20.1% | 41 | 97.5% | 18% | 6.2 | 125 | $2,200 | researched Sep 29 |
| 87046 | Regina | $308,076 | $206 | -3.7% | 64 | 98.5% | 14% | 4.9 | 766 | $1,250 | researched Oct 8 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Sandoval County exhibits lower violent and property crime rates than neighbouring Bernalillo County and the Albuquerque metropolitan average, though rates vary between suburban Rio Rancho and unincorporated rural zones.
The county is primarily served by Rio Rancho Public Schools, Bernalillo Public Schools, Cuba Independent Schools, and Jemez Valley Public Schools, with Rio Rancho campuses consistently ranking among the top performers in the Albuquerque metro.
Flood and wildfire exposure differs sharply across the county: low-lying valleys and arroyos face localized flash flood hazards, while northern high-elevation terrain near the Jemez Mountains carries moderate-to-high wildfire exposure.
Sandoval County is one of New Mexico's fastest-growing regions, driven by Rio Rancho residential expansion, master-planned developments like Mariposa, and strong semiconductor and tech manufacturing anchored by Intel Corporation.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. Federal (United States (federal)) — Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) Superfund Liens: Establishes a statutory federal lien upon the parcel running in favor of the United States for all unrecovered cleanup costs, damages, and statutory interest incurred by the EPA. Rate and formula: Direct Dollar-for-Dollar Reimbursement (Lien Amount = Incurred Response Costs + Administrative Costs + Federal (United States (federal)) — Foreign Investment in Real Property Tax Act (FIRPTA) Withholding: Imposes an affirmative withholding tax obligation on the transferee (buyer) to withhold and remit tax on the gross amount realized (gross sales price). The statutory base withholding rate is 15% of the total purchase price (Formula: Tax = Amount Realized × 15%). Exemptions and reductions: (1) 0% wit Federal (United States (federal)) — Federal General Tax Lien Encumbrance: Under IRC § 6321, a statutory lien arises automatically as of the date of assessment and attaches to all real property owned or acquired by the taxpayer.
Residents enjoy abundant outdoor amenities including the Jemez National Recreation Area, Coronado Historic Site, Santa Ana and Twin Warriors golf courses, and direct proximity to Sandia Mountain trail networks.
Rental demand is tightly tied to Rio Rancho commuter populations and hospital/tech employment, with outer Sandoval maintaining some of the highest suburban asking rents in the Albuquerque metro.
The economy is anchored by advanced manufacturing, healthcare, public education, and retail, with major corporate presence from Intel Corporation and regional healthcare networks like Presbyterian and UNM Health.
Major transit corridors include Interstate 25 along the eastern edge and NM-528/NM-550 traversing Rio Rancho and Bernalillo, supplemented by New Mexico Rail Runner Express commuter rail stations in Bernalillo.
Development continues to push northwest into Rio Rancho's upper mesa and master-planned tracts, constrained primarily by regional water availability and surrounding tribal pueblo boundaries.
Sandoval County Assessor establishes taxable values at one-third of market value, adhering to New Mexico's statutory 3% annual assessment cap on owner-occupied residential properties.
Parcels are subject to overlapping county, municipal, and public school mill levies, with select newer subdivisions participating in Public Improvement Districts (PIDs) for infrastructure financing.
Property insurance rates remain relatively moderate compared to coastal regions, though properties bordering northern wildland-urban interfaces face increased wildfire coverage underwriting scrutiny.
- Jungle Jam4.329.1 mi
- Elevate Trampoline Park4.425 mi
- Chuck E. Cheese3.827.5 mi
- Kids Empire Albuquerque4.828.1 mi
- Albuquerque Escape Room527.7 mi
- Sandia Resort & Casino4.228.7 mi
- Rio Rancho Events Center4.320.3 mi
- D.H. Lescombes Winery & Bistro - Cottonwood Albuquerque4.727.2 mi
- THE BLOCK4.121 mi
- Anderson Abruzzo Albuquerque International Balloon Museum4.729.3 mi
- Kasha-Katuwe Tent Rocks National Monument4.717.9 mi
- Spence Hot Springs4.217.9 mi
- Las Conchas Trailhead4.918.2 mi
- Fenton Lake State Park4.519.4 mi
- Jemez Historic Site4.712.3 mi
- Bandelier National Monument Visitor Center4.828.2 mi
- Anderson Abruzzo Albuquerque International Balloon Museum4.729.3 mi
- Gilman Tunnels4.89.4 mi
- Jemez Historic Site4.712.3 mi
- Walatowa Visitor Center4.73 mi
- Kasha-Katuwe Tent Rocks National Monument4.717.9 mi
- Las Conchas Trailhead4.918.2 mi
- Fenton Lake State Park4.519.4 mi
- Battleship Rock4.816.3 mi
- Mountain view Park4.519.1 mi
- Twin Warriors Golf Club4.619.9 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
Spans over 57,000 acres in the Jemez Mountains offering hiking, fishing, hot springs, and camping.
Preserves the ruins of Kuaua Pueblo along the Rio Grande with visitor museum and scenic trails.
Multi-purpose arena hosting concerts, sports tournaments, and community events in Rio Rancho.
Nationally ranked high-desert championship golf course situated on Santa Ana Pueblo land.
Retrieved from U.S. Census Bureau QuickFacts and ACS 5-year demographic profiles for Sandoval County, NM.
applies when — Applies to residential parcels governed by a Homeowner Association (HOA) as defined by state statute.
Parcels are subject to the declaration, bylaws, and rules of the association, including the obligation to pay common expense assessments and potential liens for unpaid assessments.
NMSA 1978 § 47-16-1 et seq.
applies when — Applies to the resale of a unit within a condominium association.
The unit owner must furnish the purchaser with a resale certificate containing the declaration, bylaws, rules, and a statement of monthly common expense assessments, unpaid assessments, and other fees. The purchaser is not liable for unpaid assessments exceeding the amount disclosed in the certificate.
NMSA 1978 § 47-7D-9.
Tax is calculated by applying a tax rate (expressed in mills) to the net taxable value. The net taxable value is defined as one-third (33.33%) of the taxable value of the property. The taxable value is generally the market value, subject to statutory limitations on annual valuation increases for residential property. The total tax obligation is the product of the net taxable value and the sum of applicable local and state mill levies.
NMSA 1978 § 7-36-21.2; Property Tax Facts 2021, New Mexico Department of Finance and Administration.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.