PRIMARY VIDEO ABOUT SUBDIVISION:

VIDEO EXPLANATION OF PLAT MAPS & ZONES:

Rio Grande Estates is a massive subdivision consisting of 26 Units Labeled A through Z and another 27 Units Numbered 1 through 27 (53 Units in Total). Additionally, each Unit consists of approximately 30 Blocks and each Block consists of approximately 30 Lots. This totals close to 50,000 parcels of land comprising the whole of Rio Grande Estates. To get a sense of precisely how sprawling this subdivision is, we’ve provided a map below with the entire subdivision circled…

Because of its size, there is no Master Plat Map indicating which Units are in what parts of the subdivision as we often find with other smaller developments. Furthermore, the Plat Maps of each individual Unit, as provided by Valencia County, are not terribly detailed and indicate little about the dimensions of a given lot or the names of the “streets” (legal easements) originally assigned to the area.

While individual Plat Maps are provided in the galleries on each listing page as well as in the master spreadsheet, in the interest of (hopefully) making this easier for potential buyers to understand, we’ve simplified this a step further by dividing the entire subdivision into four “ZONES” as indicated in the image below…

By dividing the subdivision into these four Zones, we believe this will make it easier for our Buyers to find property in an area that interests them most. In thinking about these four Zones, we characterize each as follows…

ZONE 1 - Closer to development, utilities and some neighbors. Roads are better maintained and property values are more likely to appreciate here first. Not all properties have utilities, not all roads are well-maintained, but the likelihood of finding a property with these features, is greatest here.

ZONE 2 - Less development, no utilities. Roads are accessible but many are overgrown. Greater privacy than Zone 1 with fewer prying eyes and less scrutiny from the County. Anyone buying here with plans to develop will likely need to utilize solar power and may need help grading the legal easements to their land.

ZONE 3 - The furthest removed. Most privacy with the least scrutiny and best views of the neighboring Manzano Mountains. No neighbors or development and no utilities. Many roads also overgrown. Anyone buying here with plans to develop will likely need to utilize solar power and may need help grading the legal easements to their land.

ZONE 4 - Similar to Zone 2. Less development, no utilities. Roads are accessible but many are overgrown. Greater privacy than Zone 1 with fewer prying eyes and less scrutiny from the County. Anyone buying here with plans to develop will likely need to utilize solar power and may need help grading the legal easements to their land.

To provide even greater assistance to buyers looking to narrow their search for land, each property’s Zone is indicated on the Master Spreadsheet to help identify which property is located where.

VIDEO EXPLANATION OF SPREADSHEET:

The spreadsheet of all of our inventory is linked on this page as well as the individual listing pages for properties in this Rio Grande Estates area. This spreadsheet can be a valuable tool for helping potential buyers better absorb the relevant information about a property without having to click through all of our listings one at a time. Additionally, the spreadsheet can help potential buyers better compare and contrast each lot to determine which listing is best suited to their needs based on location, size, amenities and price. The information in this spreadsheet is organized as follows…

Column A - Reference Number: This column indicates the Reference Number of the property. Clicking the Reference Number will take you to that property’s individual listing page to learn more, view photos or purchase the land. The Reference Number is also the best way to refer to the parcel should you want to call our office with specific questions.

Column B - Zone: As indicated above, we have separated the lots in this large subdivision into four zones. This column will identify which Zone the specific listing is in and help buyers better narrow their search based on a desired region of the subdivision.

Column C - GPS Coordinates: By clicking the GPS coordinates in this column you can open Google Maps in a separate window and see exactly where the specific parcel is located within a given Zone.

Column D - Plat Maps: While the GPS coordinates will show you where the property is located, the Plat Map Column will bring up an image of the original plat to give you a better sense of the footprint of the parcel. You can also magnify the image of the Plat Map to help better discern any road names or lot dimensions written on the map. These Plats will also be available for review on the individual property listing pages. Please Note: Not all Plat Maps were able to be retrieved from Valencia County. Any map we don’t have will be identified in this column by ‘N/A’, meaning ‘Not Available.’

Columns E/F/G/H - Legal Description: These columns equal the legal description of the land as broken down by Units, Blocks and Lots. As vacant land does not have a physical address of 123 Main Street (for instance), the Legal Description is the equivalent and is how parcels can be identified when discussing them with surveyors or representatives from the County or our offices. Additionally, anyone familiar with the plat of the region, can better identify property they’re looking for in a specific Zone based off the legal description.

Column I - Acreage: This column will show you the total size of the lot or collection of lots that compose a given listing or Reference Number. Anyone looking for larger acreage irrespective of location, is advised to start by reviewing this column.

Column J - Power: This column will indicate if any power/utility source exists on or close to the land. As most properties are more than a half a mile from utilities, those listings will be marked ‘None’ indicating potential buyers should anticipate relying on solar power should they elect to develop that property.

Column K - Road Conditions: This column will indicate the conditions of the roads leading to or accessing a specific property. Any listing whose roads are labeled as ‘overgrown’ will more than likely require some grading or maintenance should a buyer elect to develop the property.

Column L - Additional Features: Should a property have any noteworthy features which differentiates it from other listings, they will be remarked upon in this Column.

Column M - Sale Price: This column will indicate the price of the lot or collection of lots that equal a given listing. Anyone looking for land in a certain price range irrespective of location, is advised to start by reviewing this column.

Column N - Terms Offered: This column will indicate if there are any financing options offered to Buyers unable to afford the full cash price of the land. Most lots under 2.5 acres will have easy Down Payment + Monthly Payment options offered.

Column O - Status: While all Sold listings are highlighted Blue, and all Available listings are kept White, this column will also indicate if a property is Available or Sold. Anyone unable to understand our complex color coding system is advised to review this column.

Column P & Q - Buy Now Payment Links: Anyone looking to purchase a property can navigate to the individual listing page and click the ‘buy now’ buttons located there to purchase the land. In the interest of efficiency, however, we’ve also provided the same ‘Buy Now’ payment links in these columns, which when clicked, will activate the same payment forms linked on the property listing pages. The P Column will provide a Payment Link for the Cash Price and Q Column will provide a Payment Link for the Terms Price, where offered.

Please Note: This spreadsheet is best viewed on a PC, laptop or tablet. Anyone viewing the spreadsheet on a smart phone will likely have great difficulty navigating and understanding all this information provided.

RIO GRANDE ESTATES

FREQUENTLY ASKED QUESTIONS

Do you have any adjacent lots?

Only where indicated on the spreadsheet. If we have two or more properties that are next to one another we will always sell them that way as they are inherently and exponentially more valuable than if sold separately.

I’m looking at Property X and Property Y. Are THEY adjacent?

No. If they were adjacent we’d combine them into one listing.

I’m looking at Unit 1, Block 37, Lot G. Is that adjacent to Unit 5, Block 196, Lot A?

No. If you look at the spreadsheet we have linked on this page you’ll see the Legal Descriptions of the properties. These are written logically. Unit 1, Block 1, Lot A would be adjacent to Unit 1, Block 1, Lot B. So on and so forth. If you’re looking at two properties wondering if they’re adjacent - or even close by - simply review the legal descriptions or hyperlinked GPS coordinates.

Do you have any 5 or 10 acre lots? Or anything bigger than 1 or 2 acres?

No. This entire area was subdivided over fifty years ago into half and one acre lots. There is nothing larger, and the only way to get something larger is to purchase adjacent lots. 

UPDATE: Uncommonly large collections of adjacent lots currently in inventory include:

VLNM-0021H - 21 Acres - $21,00.00 - No Financing Offered - Click Here To View This Listing

What are the chances you’ll get a bunch of adjacent lots that total 5 or 10 acres?

Highly unlikely. That much adjacent acreage in this region is the rural land equivalent of a unicorn. But if it’s that important to you we’d encourage you to subscribe to our weekly newsletter or YouTube channel. New properties debut on our site every Friday and are announced in those platforms first. By subscribing to either you’ll be among the first to know should we ever have a listing like that.

If you get a bunch of adjacent lots totaling x amount of acres, can you call me personally to let me know?

No. That’s what the website, the email blast and the YouTube channel are for.

Why is it so difficult to find larger acreage in this region?

A few reasons:

1) When the subdivision was first created in the 1960s, these lots were sold as investment properties outside of a “rapidly developing” Albuquerque community which would “one day soon” be worth a lot of money. Hence, they were sold for expensive prices that precluded most casual investors from purchasing more than one.

2) Environmental laws adopted throughout the state in the 1970’s devalued the viability of a half acre lot or anything smaller than 3/4 of an acre in size. Because of this, most of the people who purchased the half acre lots (literally everything in Units A-Z) ten years prior suddenly lost interest in their land. Because they lost interest in the land, they never bothered to insure that the property would transfer to a next of kin upon death. Hence, a lot of dead people own land in this region that their families can’t sell and that we/you/no one can buy.

3) Because most family members/next of kin continue to pay the rather negligible yearly tax bills on the land they don’t own, the land has never been foreclosed on by the state and resold at auction.

4) Because the tax bill is so small, most family members continue to pay it rather than attempt to navigate the probate process required in New Mexico to formally and officially put the land in their names.

5) Because the tax bill is so small, it has to be in default for longer than the customary Three Year period allowed for in New Mexico law before the state will foreclose on it. Put another way, it costs more to resell it at auction than it does to leave it in default accruing interest and penalties.

…and finally…

6) Because the land became so devalued while nearby Albuquerque and Los Lunas were expanding, Investors with an eye toward future development of the region have been, slowly over time, buying and recombining as many adjacent lots as possible. These are people and companies who are hoping to one day flip their forty acres to a developer looking to build in the region. This means that many of the viable chunks of land have already been purchased and are being held until the day population growth expands to the region.

Do these lots have “legal access?”

Yes.

How are the roads in this area?

While all properties in Rio Grande Estates have legal access, some roads are easier to navigate than others. Due to the area it encompasses, it's difficult to give a one-size-fits-all answer to the quality and condition of the roads here.

For instance, properties in the western part of the subdivision (Zone 1) are closer to more developed regions and hence, are maintained better by the County. Properties in the more remote eastern (Zone 3) and southern (Zone 4) parts of the subdivision, however, will have roads but ones which see little regular traffic, and hence, which may be harder to drive. Many properties in the central part of the subdivision (Zone 2) have legal roads which have not been maintained by the County or driven in some time. These roads are difficult to identify on a satellite map and may even be difficult to discern in person due to an overgrowth of brush.

Whatever the access situation may be for a particular piece of land, we will do our best to describe on that property's specific listing page or on the corresponding spreadsheet of available lots. That said, whichever part of the subdivision you're looking to purchase land in, all buyers are encouraged to take a larger truck or off-road capable vehicle when visiting the property.

Are there any covenants or restrictions for this subdivision?

No.

What is the zoning like in this area?

This entire subdivision is zoned Rural Residential 1.

This means residential development such as single family homes as well as mobile and modular homes are acceptable here. Shipping container homes would likely be acceptable if erected per state building code guidelines while tiny homes, yurts and earth ship homes would likely be deemed unacceptable.

What does zoning say about RV’ing or camping on the land?

Both are acceptable but only for thirty days at a time.

RVs can not be used a permanent dwelling.

If you have a building permit, however, you can RV on the land for up to twelve months while you’re building your permanent residence.

Can I build X, Y & Z on the property?

For specific questions about zoning, building plans or the permitting process, buyers are encouraged to contact the Valencia County Planning & Zoning office.

I thought Rio Grande Estates had NO Planning & Zoning Restrictions and was “RV Friendly.” What gives?!

You’re thinking of the land we sell in Rio Grande Estates in Socorro County. Despite sharing the same name, these are two wholly different regions of the state governed by two entirely different County governments with their own notions about zoning. All of our available inventory there can be found on our New Mexico Listings Page under our Socorro County listings, or on our master information page for that region. Anyone looking for land free of Zoning restrictions should review those listings.

Is there power in this region?

Not throughout the subdivision, no, but obviously the closer you get to State Road 47 and other homes, the closer you’ll get to power and hence, the more affordable it may be to get power extended to your property.

It should be noted, however, that solar panels and other alternative forms of energy are very popular in this region as traditional sources of power may either be too impractical or prohibitively expensive to get extended and installed. With rare exception, anyone looking to build in Rio Grande Estates should anticipate relying on alternative energy sources as the primary method for powering their new home site.

Any property with either power at the lot line or within close proximity of power will be labeled as such on its individual listing page as well as on the spreadsheet in Column J (Power).

What is the water table depth in this region?/What will it cost to drill a well?

This region is too large to give a one-size-fits-all answer. Our recommendation is to speak with local well drillers about the cost, logistics and viability of drilling for water in this region.

Do I need a minimum of ¾ of an acre to build in rural parts of New Mexico?

That’s the conventional wisdom, yes, but the reality is there are numerous “work-arounds” when it comes to getting permits to build. Most of the “¾ acre restrictions”, particularly in regards to septic installation, have to do with New Mexico Environmental Law. Numerous “green” alternatives, however, have been created in recent years which may make it easier or more affordable to circumvent the traditional septic system regulations. For further questions about this, we recommend you explore the NM EPA’s website here or contact their offices at (505) 827-2855.

What kind of septic systems are typically installed on lots under ¾ of an acre?

Our understanding is that for lots under ¾ of an acre, septic options may include Advanced Treatment Units, Split Flow Systems and ET Beds. All buyers, however, are strongly encouraged to contact the NM EPA with specific questions about septic systems, septic installation, proper permitting, etc.

I see you have some half acre lots in inventory. Does that mean I can build on those?

Theoretically yes, but given the additional permits and requirements needed to build on a lot of that size - particularly in Valencia County - we’d encourage you to simply buy a 1 acre lot or two adjacent half acre lots. Whatever extra you spend on the land today you’ll save on permitting costs and general hoop-jumping in the future.

So why sell half acre lots if buyers can’t build on them?

Some buyers just want a spot they can RV or camp on for short period of time. Some buyers want to build things that don’t require well or septic permits. Some buyers - particularly in this region - are just trying to purchase and recombine as many parcels as possible. Point being, there are many people whose objectives do not include building for whom a lot of this size would still be desirable.

How’s the internet/wi-fi in this area?

Having no first-hand experience with it ourselves, we can’t speak to this issue directly. That being said, we’ve had our photographer as well as a number of buyers scout properties in this region and no one has ever reported any problems using their smart phones to locate the lots.

Can I scout the property I’m interested in prior to purchase?

Yes. Please do. We encourage anyone who’s going to buy from us to view the land they’re interested in prior to purchase.

Can you take me on a tour of all the properties you have?

No. We’re investors, not realtors. Additionally, we have no office in New Mexico nor staff on standby waiting to give people guided tours.

How can I scout the property then?

It’s easy. Simply bring the listing page of the property you’re interested in up on your smartphone. Click the GPS coordinates (latitude longitude) displayed on the table and your smart phone should give you turn-by-turn directions to the land. There are also a number of mapping apps that can help with this such as Map Right.

Is the land marked – like with a ‘For Sale’ sign?

No.

Has the property been staked or surveyed?

Not recently and not by us, no.

This entire region was platted out years ago. Stakes or pins may have been used to mark property boundaries but it’s questionable they still exist or can be found. While they may be there, we’re not making that guarantee to our buyers.

The GPS coordinates we give you to locate the lots are fairly accurate and should get you to a location that will give you an excellent sense of precisely what chunk of land it is that you’d be buying. For a specific sense of where the lot begins and ends, it is ultimately best to hire a local surveyor.

Why don’t you get the lots surveyed?

Three reasons:

1 - For our purposes of creating listings, we have software that tells us everything we need to know about the property’s size, shape and location.

2 - We never know if our end buyer will want or require a survey.

3 - If the survey costs us $1,000 we’re simply going to goose the price of the land $2,000. Hence, it’s ultimately cheaper for the buyer to pay for the survey themselves.

Do you have a Plat Map of the region that you can provide for me?

Plat Maps for each property are provided on their individual listing pages as well as on the master spreadsheet. As these are only the Unit Maps which provide few insights into lot dimensions or street names, however, it’s unlikely you’ll get much from reviewing them. For anything more specific than this, such as a particular Block or Lot, you’ll have to contact the County Clerk’s office directly and request a plat of that specific region. If such a plat is available, it’ll likely provide more detail than what can be found on the Unit maps. That said, it’s doubtful such maps exist, have been digitized, or that anyone in the County will go out of their way to retrieve and email them to you.

What about a giant map of the entire subdivision with highlighted squares for where each lot is and which lots are available - do you have something like that?

No. And even if we could create such a thing it would require updating on an all-too-frequent basis to be convenient for us.

How can I buy one of these properties?

Simply click the ‘Buy Now’ button at the top of the listing page of the property that interests you most. This is the blue/turquoise square with the price and the words ‘Buy Now’ written on it. We also have ‘Buy Now’ links in the spreadsheet. Simply find the property that interests you and then navigate over to the P and Q columns of the sheet. ‘Buy Now’ buttons are also linked there.

I’d like to get title insurance. Can I fund and close this transaction through a title company instead of your website?

Yes. Anyone who wants to close through a title company is welcome to do so. As we normally only require an upfront deposit (instead of the entire purchase price) to begin transactions like this, and as our individual listing pages are not set up to process a mere deposit, anyone wanting to fund and close in this manner is encouraged to contact us via email at support@hemingwayland.com. Provide for us either the Reference Number or the Legal Description of the property you’re looking to purchase and we will send along a secure payment link within 24 hours to initiate the process.

Please Note: Anyone electing to fund and close their purchase this way will be required to make a NON-REFUNDABLE $500.00 Earnest Money Deposit.

For more on the Buying process please visit our How It Works - Buying From Us page.

Do you offer financing?

On most lots, yes. Where applicable, these are the terms offered:

Half Acre Lots - $300 Down + $100/Month x 9 Months

1 Acre Lots - $300 Down + $100/Month x 18 Months

1.5 Acre Lots - $400 Down + $125/Month x 18 Months

2 Acre Lots - $500 Down + $150/Month x 18 Months

No Financing is offered on lots greater in size than 2 Acres.

If I finance the property, won’t I be paying more for it?

Only if you pay it off as slowly as humanly possible.

Our contracts contain only pre-payment incentives and no pre-payment penalties.

Additionally, every contract will come with a 90-Days-Same-As-Cash clause.

To see an example of one of our generic land contracts, click here.

When will the property be deeded into my name?

If you pay us all the money at once, it will be deeded into your name immediately. If you elect to finance the land, we will not deed it into your name until such a time as all the payments have been made. Until that time, the land contract linked above will be the document that demonstrates your equitable interest in the property.

How soon can I start using the land?

As soon as you give us money, it’s yours to do with as you please.

Disclaimer: While The Hemingway Land Company does extensive research on all our properties prior to listing them, there are always County-specific rules/regulations we will not be aware of. The information provided on this page is, to the best of our knowledge, correct. All prospective buyers, however, are encouraged to contact the county at the links and numbers provided in this table to confirm that whatever plans that buyer has for the property in question are in fact legal, feasible and permitted. Due diligence is the buyer’s responsibility and all sales are final.