CARSON ESTATES
LAND FOR SALE
TAOS COUNTY, NEW MEXICO
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LOCATION & SIZE
Carson Estates is located off Highway 64 just past the iconic Rio Grande Gorge Bridge and roughly five minutes outside the vibrant community of Taos. Situated within easy driving distance of the slopes and trails of the world-famous Taos Ski Valley, this master-planned subdivision was platted out and pinned back in the 1960's with the entire region subdivided into quarter acre parcels.
LEGAL INFORMATION
When we speak of property we typically use an address — 123 Main Street for instance.
As most vacant land does not have a physical address, however, county governments will identify it in other ways, such as a "legal description", a parcel number or a tax code. The information provided in the table to the right are the ways in which the various state and county agencies will identify this specific parcel of land. These signifiers are important to have when speaking with these agencies – whether they be the assessor, the zoning office, or even the local utilities – and may prove invaluable when initiating conversations about whatever research a buyer intends to do.
Whenever one exists or has been assigned to the land, the physical address will be included in the Subdivision Details section.
ACCESS & UTILITIES
Road Conditions: All parcels within the Carson Estates subdivision have legal access, as roads and easements were allowed for in the original Plats of the area. That said, in many circumstance a four-wheel drive or other off-road capable vehicle may be required to navigate some of the roads. As is to be expected, some areas are easier to get to than others, and some roads are easier to drive on than others.
Power: The nearest power lines stop at Highway 64, servicing only a small number of the developed home sites along Sheep Herder Road with the vast majority of the Carson Estates community being without residential power lines. Because of this, most residents here rely on solar panels or other alternative methods to bring power to their properties.
Wells & Water Table: Due to the depth of the water table in this region, wells are generally considered either infeasible or prohibitively expensive and most residents rely on refillable tanks for their drinking water. It has been reported that there a few community wells in this region - meaning someone owns a well and lets other residents purchase water from them - but we have never been able to confirm this or find the contact information for the well owners.
ZONING & RESTRICTIONS
While the town of Taos has numerous zoning ordinances and restrictions, Taos County has very relaxed zoning laws, particularly in rural areas like this. Carson Estates is zoned County Rural Area, a fairly permissive designation which, amongst other things, allows a person to park an RV and live out of it for 180 Days even without a building permit. This fact alone makes the area ideal for anyone with an RV looking for land they can vacation to, camp on, or park and live on for a long time without being hassled by local officials. This also makes the area fitting for other "off-grid" dwellings such as earth ship homes, tiny homes, shipping container homes, etc.
If you're purchasing land to build you should check with the county zoning office to learn what permits are required on land smaller than 3/4 of an acre.
Disclosure: Prospective buyers are encouraged to keep in mind that while Taos County has very relaxed zoning, land in this region will still be subject to state-wide laws, building codes and environmental regulations. This is especially true as it pertains to how waste is disposed of and wells are drilled and installed. The NM EPA oversees septic permits and the State Engineer is responsible for well permits and are two organizations you or your contractor will deal with eventually. State regulations aside, however, Taos County remains one of the most ideal places in New Mexico for developing land with as few ordinances to conform to as possible.
TITLE INFO
Conveyance Document: This property will be conveyed one of two ways depending on how the buyer elects to fund and close the transaction. For anyone electing to pay our Company directly and outside of escrow, Hemingway Land will provide a Special Warranty Deed. For anyone electing to close through title and escrow and purchase title insurance, Hemingway Land will provide a Warranty Deed.
HELPFUL LINKS
The Hemingway Land Company does our best to represent the properties we list as accurately as possible. Our research, however, will always be limited.
Because of this, included below is a list of the relevant state and county governments, agencies and authorities as well as local utilities (and all their respective websites and contact information) which should help to answer any questions a buyer may have about developing this specific property.
Whenever possible it is best to speak with these agencies first as they will always be a far greater source of information about the local region and the regulations which govern it.
- Taos County Assessor's Office(575) 737-6360(Click Here)
- Taos County Planning & Zoning(575) 737-6440(Click Here)
- New Mexico Environmental Department(505) 827-2855(Click Here)
- Taos County Zoning Ordinance(Click Here)
- Taos County Zoning Map(Click Here)
- New Mexico State Engineer(505) 827-6091(Click Here)
- Well Drilling Info(Click Here)
- Well Drilling Permit Application(Click Here)
MISC.
Socorro vs Valencia County: It should be noted that the Rio Grande Estates subdivision that we are selling land in – in Valencia County is very different than the Rio Grande Estates subdivision we are selling land in – in Socorro County. Each subdivision's regulations are different, each subdivision's roads are maintained differently, and each subdivision is outfitted differently with utilities. So despite the fact they share the same name, these are two wholly different communities providing their own distinct benefits and drawbacks to potential land owners. To learn more about our Rio Grande Estates listings in Socorro County please navigate to the Socorro County listings on our New Mexico Listings Page.
Photography Disclosure: Due to the large volume of inventory we have in this region, unlike other listings on our site, the photos displayed at the bottom of each page will be from the general area of a property and not from the parcel itself. We have done our best to get a variety of photos from each specific region of the subdivision and in each property's photo gallery we have posted photos we feel most accurately represent the region that property is in. Anyone looking for an exact sense of the property, its terrain or surroundings is encouraged to scout the individual listing at their leisure.
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 a quarter acre?
No. This entire area was subdivided over fifty years ago into quarter acre lots. There is nothing larger, and the only way to get something larger is to purchase adjacent lots.
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?
Why is it so difficult to find larger acreage in this region?
Quite 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 Taos 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 adapted throughout the state in the 1970’s devalued the viability of a quarter acre lot. Because of this, most of the people who purchased these 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.
Do these lots have “legal access?”
Yes.
How are the roads in this area?
There are a few main, named roads throughout this subdivision such as Sheep Herder Road which are the easiest to navigate. Despite the fact this region receives a decent amount of traffic from the people who call it home, however, most of the other roads are rough and will require a larger truck or off-road capable vehicle to traverse.
Are there any covenants or restrictions for this subdivision?
No.
Are zoning laws strict in this area?
No. Taos County Planning & Zoning is fairly laid back about the use of real property within the rural areas of its county, particularly in this subdivision. This is why so many people tend to create ‘alternative’ or ‘unconventional’ housing situations out here like tiny homes, shipping container homes and yurts and why this area has become such a haven for the Earth ship community.
Can I park/live/camp in my RV on this land?
Yes.
For how long?
According to Taos County zoning law, people are allowed to park/live/camp in their RV for up to 180 Days. And with that said, it’s questionable anyone is enforcing this timeline.
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. Additionally, if your intention is to build on the land, you may want to address your questions to vendors in the local Taos County region.
Can I build X, Y and Z on the property?
Probably, but questions like this are best addressed to the Taos County Planning & Zoning office, whose number is (575) 737-6440.
Is there power in this region?
Not throughout the subdivision, no, but obviously the closer you get to the highway 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. Anyone looking to build in Carson Estates should anticipate relying on alternative energy sources as the primary method for powering their new home site.
What is the water table depth in this region?/Can I drill a well?
Our understanding is that the water table is quite deep out here. It may not be impossible to drill a well though it may be prohibitively expensive.
How else can I get water?
Holding tanks and rainwater catchment systems are popular alternatives and are used quite a bit in this region. We’ve heard of a communal well that exists out here where residents can pay a nominal fee for a gallon of water. That being said, we can’t substantiate this and all buyers are encouraged to investigate this potential source of water on their own.
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 a number of people 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. Each listing page will have an interactive map you can study to locate both the property as well as the best route to take to access it. In addition, there are a number of mapping apps which can help with locating vacant land or land which doesn't have a formal address. MapRight is one our photographers use all the time and recommend highly.
In addition, anyone purchasing from us will be provided with GPS coordinates for the four corner points and center of the parcel. While these are not a substitute for having the land professionally surveyed, they can provide a reasonable sense of the property's location.
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 whether 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.
All of your Iisting pages typically have five GPS coordinates - four corner points and one center point. Why do these Carson Estates lots have only one and can you provide the others for me?
The GPS coordinates we typically provide for our listings are ones we get from software that pulls its data from county records. Because our software does not provide the same degree of insight about lots in this region it suggests that while most of Taos County is online, the necessary mapping files for this region were never computerized or digitized. That of course is just speculation. Whatever the case, the coordinates provided on our listing pages are ones gotten directly from conversations with the County GIS office.
As is to be expected, because the County GIS has other things to do with their time besides look up the approximate locations of lots in their county, they do not go out of their way to provide the same breathe and depth of information to us that we normally like to provide to our buyers. As with all the properties we sell, we encourage our buyers to get the land surveyed, particularly if they plan to construct a home or fence on the property. This is especially true of these lots, whose coordinates were gotten from a third party who does not have the same obligations for accuracy to us that we have to you. We’ve checked the coordinates off a plat map overlay on Google Earth, and have tweaked anything that seemed incorrect. Keep in mind, however, we’re eye-balling a one dimensional map on a three dimensional globe, so there’s going to be greater room for error than if these coordinates had come from our software.
Do you have a Plat Map of the region that you can provide for me?
Yes. That said, it’s unlikely you’ll get much from reviewing them but they are linked here - Unit 1, Unit 2, Unit 3, Unit 4, Unit 5, Unit 11 - and in the gallery at the bottom of this page. 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.
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.
Can I get title insurance on one of these lots?
You can try and we’re certainly willing to entertain the attempt, but most title companies in Taos County won’t insure land in this region. Because of this, it’s best to call them in advance and find out if they’ll cooperate with such an effort before discussing the purchase/potential down payment with us.
Why won’t Taos County title companies insure land in this region?
We’ve heard a number of excuses from Spanish land grant issues dating back a couple hundred years to the fact the Clerk’s office burned down in the 1930’s. In our estimation, however, it comes down to typical title company apathy and indifference (Translation: there’s not enough money in it for them).
Do you offer financing?
Yes.
Quarter Acre Lots - $300 Down + $100/Month x 16 Months
Half Acre Lots - $500 Down + $100/Month x 24 Months
No Financing is offered on lots greater in size than a half an acre.
If I finance the property, won’t I be paying twice as much?
Only if you pay it off as slowly as humanly possible.
When financing is offered, 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 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.
