Wild Horse Mesa
Land For Sale
VALENCIA, COUNTY, NEW MEXICO
The page you are currently reading is what we like to call a “master information page” which we create for subdivisions where we have a larger volume of inventory than normal. We provide this as a way to concentrate all of the available information about this region, and the properties within it, into one page where buyers can better learn about the zoning, road conditions, availability of utilities and any of the other salient details we feel a prospective landowner would want to know. We also use this page as a way to present important details about all of the available properties within the region, this way potential buyers won’t have to click from listing to listing.
For anyone interested in purchasing land in the subdivision profiled here, we encourage you to read over the information provided to better compare and contrast individual listings and ultimately choose the one that is best for you. While you cannot purchase a specific property on this page, the table of available listings linked below will give you the opportunity to navigate to individual listings pages, where payments options will be presented, and purchases can be made.
LOCATION & SIZE
LEGAL INFORMATION
TITLE INFO
ACCESS & UTILITIES
ZONING & RESTRICTIONS
LOCATION & SIZE
General Location: Rio Grande Estates is a sprawling subdivision consisting of thousands of half and one acre parcels which stretches from the I-25 corridor in the west to the Manzano Mountains in the east and as far south as the Socorro County line. It makes up not only the largest subdivision in Valencia County but also the largest swath of undeveloped land in this rapidly growing region.
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
Legal Access/Road Access: 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. 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.
Utilities: While many properties in the western parts of the subdivision have or sit in close proximity to power lines and underground utility boxes, overall this is a region largely devoid of utilities. Anyone attempting to build, RV or camp out here should expect to rely on alternative forms of power. Any specific property that has access to power lines will be noted on the individual listing page.
Cell Reception: It should be noted that despite the lack of utilities in this region, our photographer reported a surprisingly reliable cell reception throughout the entire subdivision.
Wells & Water Table Depth: Again, because of the area it encompasses, it's difficult to give a one-size-fits-all answer to the varying depths of the water table throughout this region. Anyone considering drilling a well here is encouraged to speak with local well drillers for a more accurate sense of cost and logistics.
ZONING & RESTRICTIONS
Zoning: Rio Grande Estates is a subdivision that consists of roughly 50,000 parcels. The vast majority of these parcels are zoned for Residential use either under the designation of Rural Residential 1 or Outland District. Despite there being two different designations for land in this region, the descriptions of the two per the Valencia County Zoning Ordinance are largely the same and anything permitted in one tends to be permitted in the other. For more information on these respective zoning designations, you can click this link to learn more about Rural Residential 1 and this link to learn more about Outland District.
Zoning, Cont'd: It should be noted that in a subdivision this massive, there will always be zoning anomalies or a small handful of parcels which may be designated differently than the rest. The above-mentioned designations cover well over 95% of the land in Rio Grande Estates.
Building/Camping/RVs: As this area is designed with residential development in mind, single family homes are acceptable here as well as mobile and modular homes. RVs are only acceptable here for thirty days at a time or up to twelve months with a building permit. Shipping container homes would likely be acceptable if erected per state building code guidelines while tiny homes, yurts and earthship homes would likely be deemed unacceptable. For specific questions about zoning, building plans or the permitting process, buyers are encouraged to contact the Valencia County Planning & Zoning office.
HOAs/Restrictions: The Rio Grande Estates subdivision has no Home Owners or Property Owners Association. There are no covenants or restrictions and no yearly dues for land owners in this region. Beyond the annual taxes you'll pay to Valencia County – which are currently assessed at roughly $5.00 per parcel – there are no additional costs to concern yourself with.
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.
- Valencia County Assessor's Office(505) 866-2065(Click Here)
- Valencia County Planning & Zoning(505) 866-2050(Click Here)
- Valencia County Comprehensive Land Use PlanPDF(Click Here)
- PNM(888) 342-5766(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.
Can I build on this property?
Each property listed for sale on our website can be built upon and developed in various ways. Whether the land can be developed in the way you specifically want to develop it, however, is a different question. For information on how a property is zoned and may be used, buyers are encouraged to review the individual listing page or contact the County Zoning Office directly for additional insights.
Does the property have utilities?
Each individual listing page, if not its headline, will clearly indicate whether the property has utilities or how close the nearest utilities are to the property.
DOES THE PROPERTY HAVE A WELL?
While Hemingway Land does not normally acquire and sell properties with wells on them, in the rare circumstance in which we have one, it will be clearly indicated in both the headline and the property specific details included on that property's listing page.
What is the water table depth for this property? How far will I have to drill to get water?
As 'water table' is one of those topics we can not provide an exact answer for, we do not like to speculate on it so as not to misinform our buyers. Anyone curious about water table depth is encouraged to contact well drillers who are local to the region of the property as they will be a far greater source of information on the topic than we could ever be.
When available, the drill depth of wells in close proximity of a parcel will be included for reference on that property's listing page.
How much are property taxes?
All information about annual taxes will be included on a property's listing page. Please see the tax information section in each individual listing or, for further information, contact the Treasurer's office in the county in which the parcel is located.
Are the taxes current?
Yes. The Hemingway Land Company keeps the taxes on our inventory current throughout the year, paying them either at the time we purchase the land or during the individual tax seasons when additional amounts accrue. Any properties with an outstanding balance will be brought current at the time of conveyance (sale).
Are there back taxes or liens associated with the property?
No there are not. One of the guarantees that we make to our buyers is that there are no back taxes or liens associated with the land you're purchasing and at the time of conveyance all taxes are current.
For more information about the guarantees we make to our buyers please visit our Seller's Disclosure page here.
Are mineral rights included?
Most mineral rights were purchased and/or retained decades back by the original developers of the land. Unless it's specifically stated on the individual listing page, The Hemingway Land Company makes no claim to owning or selling mineral rights.
Unless you're purchasing from an oil and gas interest or from a family whose been in possession of the land for a hundred plus years, you're unlikely to acquire mineral rights when purchasing property from us or anyone else.
What is the weather like in such and such location? What is the average temperature in June? What about the average rainfall in October? How many days of sunshine does this location get? How cold should I expect it to be in the winter? Are the summers mild or hot?
The Managers of Hemingway Land list properties in multiple counties in multiple states in diverse geographic regions which we will not be local to or have first-hand experience with. Anyone curious about average temperatures, precipitation or other weather-related questions is encouraged to Google "Average Temperature + County, State" of the property you're considering purchasing.
What else can you tell me about the property?
The Hemingway Land Company purchases real property for the sole purpose of re-selling it. In the interest of transparency, everything we know about each parcel is disclosed in the listing and nothing is withheld.
Do you have any adjacent lots?
Only where indicated on the above property list. 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 property list 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 their locations on the map.
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. In the rare circumstance we have adjacent lots totaling larger amounts of acreage it will be clearly indicated on the above property list.
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?
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 ensure 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 are closer to more developed regions and hence, are maintained better by the County. Properties in the more remote eastern and southern 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 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. 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?
Rio Grande Estates is a subdivision that consists of roughly 50,000 parcels. The vast majority of these parcels are zoned for Residential use either under the designation of Rural Residential 1 or Outland District. Despite there being two different designations for land in this region, the descriptions of the two per the Valencia County Zoning Ordinance are largely the same and anything permitted in one tends to be permitted in the other. For more information on these respective zoning designations, you can click this link to learn more about Rural Residential 1 and this link to learn more about Outland District.
It should be noted that in a subdivision this massive, there will always be zoning anomalies, or a small handful of parcels which may be designated differently than the rest. The above-mentioned designations cover well over 95% of the land in Rio Grande Estates.
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.
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.
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. 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 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 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. All properties can be purchased with a credit or debit card and some properties are offered with affordable financing options.
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?
Yes, though not on all properties.
To see if a specific parcel is being sold with a financing option, it is best to view that property's listing page. All purchasing options will be presented there.
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 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.