Partially Fenced Forested Lot Close To Power & Water Lines

The subject property is a 1.34 acre lot located in San Pedro Estates, a secluded and forested subdivision situated just north of Regina in northern Sandoval County.

This community sits along state road 96 just north of Cuba and within easy driving distance of Abiquiu Lake. It is conveniently located only an hour and a half north of Albuquerque.

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 this table.

Roads & Access: The subject property is located along Northridge Road just a half mile east of the paved State Road 96. Like most of the roads in this subdivision, Northridge consists of graded dirt and gravel and can be navigated by any vehicle type.

Power & Utilities: Residential power lines can be found throughout San Pedro Estates including servicing a number of developed home sites along Northridge Road. While there is no power pole at the lot line of the subject property, the nearest one is only 500 feet west where Northridge meets Lookout Drive. Because of this, it should be both easy and affordable to get power connected to whatever you decide to build on the land. Anyone curious to investigate the cost of getting connected to the grid is encouraged to contact PNM, the local utility servicing this region.

Power & Utilities, Cont’d: Underground telecom lines can also be found throughout San Pedro Estates as well as servicing the developed home sites along Northridge Road. Like the power poles, they stop 500 feet west of the property. Based on the amount of nearby development, however, it’s reasonable to assume these services can be extended to the land.

Water Lines: San Pedro Estates is also exceptional because it boasts water lines and fire hydrants throughout the community. While this utility may not be as common as power, meaning it doesn't touch as many roads or parcels in this subdivision, it is available and most likely services the nicer homes you see along Northridge Road and the nearby Albers Valley Road. While the cost to get this service installed on the subject property may be another matter, it is worth noting that a water line appears to have been recently installed on the neighboring property (see photos in the gallery at the bottom of this page). The Regina Mutual Domestic Water Consumers Association seems to be the utility servicing this region, though they do not appear to have a website. Anyone attempting to investigate this utility or installation costs is encouraged to start their research by contacting the Sandoval County Zoning Office.

Wells & Water Table Depth: In the absence of water lines, anyone looking to develop this property should be aware that installing a well is still an option. Anyone seeking information about viability or price is encouraged to contact will drillers local to the region. Hemingway Land does not speculate on drill depth or cost.

Zoning: San Pedro Estates is zoned Rural Residential Agricultural, a designation which allows for mobile and modular homes as well as camping and RV’ing. To learn more about the RRA Zoning Designation, please see the PDF linked here.

No HOA: The San Pedro Estates subdivision has no HOA and there are no annual dues associated with land ownership here. It should be noted that while the subdivision used to have an Association that collected nominal dues for road maintenance, it was disbanded in 2018 due to “lack of participation.”

Covenants, Conditions & Restrictions: When the San Pedro Estates subdivision was created in the early 1970's, the developer drew up a set of covenants and restrictions to run with the land. While most of these are what we like to refer to as "reasonable, good neighbor restrictions" dealing primarily with the disposal of trash and prohibitions on excess noise, there are a few covenants that discuss the presence and rules of an "Architectural Control Committee." It should be noted, however, that as the Association no longer exists, neither does any such Committee. In fact, it's questionable such a thing has even existed in recent decades. Point being, whatever covenants are outlined in the original document, it's reasonable to assume they have either been supplanted by the more current zoning regulations or are no longer enforced. Anyone curious to review the original covenants can do so by reading the PDF attached here.

Covenants, Conditions & Restrictions, Cont'd: It should be noted that however much has changed in the decades since this subdivision was first created, the original intention of the land was for these parcels to be used for single family residential and not commercial purposes. That stipulation still remains the case. Having said that, structures in this region include the more traditional mobile and modular homes and the less traditional shipping containers. This suggests that there is a wide range of possibilities for the types of dwellings that can be built here.

Covenants, Conditions & Restrictions, Cont'd: The original covenants make mention of a minimum square footage requirement of only 500 square feet and a two-year time limit on building. It's questionable the current County zoning would still allow for either. Anyone seeking clarification on these points is encouraged to speak directly with the Sandoval County Zoning office.

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.

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 in the table to the right 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.  

Property Boundary Markers & Fencing: Property boundary stakes can be found marking the corners of this parcel. In addition, some fencing has been installed along the southern border of the property separating this parcel from the developed land to its south. While the fencing has "seen better days" it nonetheless helps to dictate the property boundaries, meaning whoever purchases the land will likely be able to save money on the cost of an expensive survey.

Topography: It should be noted that from the northwest corner to the southeast corner of the land there is an elevation change of roughly 40 feet which gives the western boundary of the property a pronounced hillside. That said, the elevation change from the road frontage along the northern boundary of the land to the back or southern boundary of the land, is gradual and has many flat cut-out areas perfect for parking, camping or building. The entire property sits well above the homes along Albers Valley Road, providing excellent views of the surrounding valley and cliffsides. 

Hunting: While hunting is prohibited within San Pedro Estates, this property may double as a good base camp for hunters as it is located within the 6A Big Game Hunting Unit near the Jicarilla Reservation. There you will find trophy quality elk, mule deer, bear, cougar, turkey and other small animals.

Short Cut To Lake Abiquiu: While State Road 96 can be taken north and east for forty minutes to enjoy the waters of Lake Abiquiu, the more direct route would be Old Gallina Road which is located just north of San Pedro Estates. This road will cut down on some unnecessary travel time and meet back up with the 96 just west of the Lake.

Volunteer Fire Department: Those concerned about rising temperatures and the risks of owning land in a forested region such as this will be glad to know that the Regina Volunteer Fire Department is located just outside the entrance to the subdivision along State Road 96.

While San Pedro Estates is located within Regina, this blink-and-you’ll-miss-it town boasts only a few small restaurants, a gas station and convenience store. For grocery and supply runs, the town of Cuba, located roughly ten minutes south, would offer a greater (though still limited) selection of fast-food restaurants, a Family Dollar and Ace Hardware as well as banks, post offices, churches and schools. Those looking for the nearest big box stores such as Wal Mart or Home Depot, will need to stock up in Rio Rancho, roughly an hour south.

As noted, Abiquiu Lake is situated roughly forty minutes northeast of the subject property along State Road 96. There you’ll be able to enjoy boating, fishing and other water sports and recreation. In addition, the Georgia O’Keeffe Museum and the Cerro Pederanal are nearby as well as the white sandstone cliffs of Plaza Blanca, each of which will provide countless hours of exploration and sight-seeing. 

It should also be noted that the relaxing hot springs and spas of Jemez are only forty minutes away along Highway 4.