The story of this market
The typical home in Valencia County, New Mexico sells for about $344,000, or $185 per square foot.
Prices are up +5.4% from a year ago, so sellers still have some momentum. Homes take about 62 days to sell, which is slow. Over the long run, values in this county have grown 124% since 2000. Last year 13 of 15 neighborhoods saw prices rise, so the story isn't the same street to street. The biggest natural hazard here is lightning, which FEMA rates relatively high. 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 Relatively Low.
Price climate
Every year of price change, 2000–2025
+3.4%
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: 2021 (+15.1%). Worst: 2011 (-6%). 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
+3.4%
2025 change
FHFA repeat-sales index, median of 15 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
54
Relatively Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $37,519,113.
Mortgage activity
Home lending in this county
67%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 3072 | 1407 | 67% | 2.2% | $175,000 |
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 Approval rate is approved ÷ decided (withdrawn and incomplete files excluded).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.
Valencia County, New Mexico
Valencia County's housing market demonstrates sustained value growth, with median sale prices climbing approximately 5.4% year-over-year to $344,000. Moderate inventory expansion has stabilized the pace of trade, balancing buyer demand from Albuquerque-bound commuters with industrial and tech-driven employment momentum in Los Lunas. Properties generally average around two months on market as buyers navigate elevated interest rates alongside relative suburban affordability.
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 · 9 cities · 7 ZIP reports
Median prices moved up 4.3% year over year.
Homes spend a median of 17 days on market with 2.5 months of supply — a fast-moving market.
14% of listings have cut prices · homes sell at 98.86% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 5.4% · poverty 17.8% — a stable, low-distress profile.
Deterministic aggregate of 7 researched ZIP reports — 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.
Valencia 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 9.3%/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 14, 2026.
researched Sep 28
researched Sep 29
researched Sep 29
researched Sep 29
researched Sep 29
researched Sep 29
researched Oct 8
| 87002 | Belen | $185,100 | $115 | +2.1% | 65 | 97.5% | 18% | 3.2 | 142 | $1,150 | researched Sep 28 |
| 87006 | Bosque | $386,000 | $215 | +4.3% | 15 | 98.9% | 28% | 2.4 | 2,072 | $1,450 | researched Sep 29 |
| 87023 | Jarales | $485,000 | $245 | +3.2% | 42 | 98.5% | 12% | 4.5 | 18 | $1,650 | researched Sep 29 |
| 87031 | Los Lunas | $299,200 | $168 | +2.1% | 58 | 98.5% | 12% | 4.2 | 36 | $1,246 | researched Sep 29 |
| 87042 | Peralta | $445,000 | $152 | +32.8% | 23 | 100.1% | — | — | 21 | $1,384 | researched Sep 29 |
| 87060 | Tome | $360,000 | $215 | +4.3% | 15 | 98.9% | — | 2.4 | 2,072 | $1,384 | researched Sep 29 |
| 87068 | Bosque Farms | — | $215 | +6.1% | 45 | 98.5% | 35% | 3.2 | 38 | $1,850 | 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.
Valencia County reports violent crime rates roughly in line with the statewide New Mexico median, while property crime is somewhat elevated compared to rural counties though lower than neighboring Bernalillo County. Law enforcement coverage is shared across the Valencia County Sheriff's Office and local municipal police departments in Los Lunas and Belen.
Public education is anchored by Los Lunas Schools and Belen Consolidated Schools, which demonstrate mixed academic performance on state testing. Pockets of higher performance appear in specialized charter schools and newer elementary campuses in the northern Los Lunas corridor.
Wildfire and brush fire risks are prevalent in undeveloped grasslands and foothill zones, while low-lying corridors along the Rio Grande carry moderate localized riverine and arroyo flash-flood exposure. The arid climate brings occasional severe wind and dust storm conditions, though home insurance market access remains stable relative to coastal states.
Economic expansion is centered around Los Lunas, propelled by the Meta (Facebook) Data Center campus, distribution logistics hubs (including Walmart), and ongoing industrial park developments. Commuter-driven subdivision expansion continues along the Interstate 25 corridor toward the Albuquerque metro core.
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.
Commuters rely primarily on Interstate 25 and Highway 314 north into downtown Albuquerque and the uptown job centers, typically facing 25 to 45 minute drive times. The New Mexico Rail Runner Express provides regional commuter rail connectivity with active stations located in Belen and Los Lunas.
Outdoor recreation centers on the Rio Grande river corridor, Bosque open spaces, and Tome Hill Park for hiking and trail access. Golf facilities such as Tierra Del Sol Golf Club in Belen and municipal parks throughout Los Lunas support local leisure activities.
Residential permitting maintains steady volume focused primarily on single-family tract subdivisions in Los Lunas and infill lots in unincorporated county sections, balancing new development with water availability requirements.
Rental inventory consists predominantly of single-family detached homes and a growing concentration of garden-style apartments around Los Lunas. Vacancy rates remain steady, driven by local workforce demand from distribution centers and tech infrastructure.
Valencia County's economy is anchored by advanced logistics, data center operations, public sector employment, and rail transport. Key employment drivers include the Meta Data Center, regional distribution centers, BNSF Railway operations, and healthcare networks serving southern metro Albuquerque.
Interstate 25 serves as the primary vehicular artery running north-south, supplemented by NM-314 and NM-47. The New Mexico Rail Runner Express operates commuter rail stations at Belen and Los Lunas connecting north to Albuquerque and Santa Fe.
Municipal master plans in Los Lunas and Belen focus on expanding industrial rail and manufacturing hubs while managing suburban residential annexation and water resource utility extensions.
The Valencia County Assessor appraises real property at statutory market value every year, applying a 33.33% assessment ratio and observing New Mexico's statutory 3% annual valuation increase limitation on primary residences until property ownership transfers.
Properties are subject to county, municipal, school district, and specialized local levies such as the Middle Rio Grande Conservancy District (MRGCD) for water management and irrigation, alongside local hospital mill levies.
Property insurance conditions remain manageable relative to hurricane- or coastal-exposed states, though premiums face upward pressure statewide due to general construction cost inflation and regional brush fire risk assessments.
- Dave & Buster's Albuquerque4.129.7 mi
- Escape in Time - Escape Rooms4.828.7 mi
- Isleta Amphitheater4.422.4 mi
- Albuquerque Convention Center4.328.6 mi
- RGCU Field at Isotopes Park4.727.3 mi
- Expo New Mexico4.328.4 mi
- Popejoy Hall4.728.2 mi
- Manzano Mountains State Park4.616 mi
- Fourth of July Trailhead4.716.1 mi
- Starlight Cinema4.412.2 mi
- Tomé Hill Park4.56.9 mi
- Huning Ranch Park4.512.6 mi
- Explora Science Center and Children's Museum of Albuquerque4.829.3 mi
- National Museum of Nuclear Science & History4.827.6 mi
- New Mexico Museum of Natural History and Science4.729.4 mi
- The Breaking Bad Store ABQ4.929.2 mi
- Albuquerque Museum4.729.3 mi
- Manzano Mountains State Park4.616 mi
- Fourth of July Trailhead4.716.1 mi
- Tomé Hill Park4.56.9 mi
- Eagle Park4.39.3 mi
- Huning Ranch Park4.512.6 mi
- Isleta Golf Club4.118.6 mi
- Tierra Del Sol Golf Club3.96.3 mi
- Smith's4.110.2 mi
- Ross Dress for Less4.29.9 mi
- Valencia -Y-Center4.310.1 mi
- Albuquerque International Sunport4.425.3 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.
Historic cultural landmark featuring panoramic views of the Rio Grande valley and well-traversed hiking trails.
18-hole public championship golf course situated in Belen.
Riparian woodland trails alongside the river offering walking, equestrian, and wildlife watching access.
Centrally located park in Los Lunas featuring sports fields, playground amenities, and seasonal events.
Data retrieved from U.S. Census Bureau 2019-2023 American Community Survey 5-Year Estimates profile for Valencia County, NM (FIPS 35061).
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.