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.
Property ListFull Listing Details
Location & Size
Highland Estates is a small but developed rural residential subdivision located within the unincorporated community of Tres Piedras. It is situated just south of where US Highway 64 meets Route 285 and within thirty minutes of the vibrant community of Taos. In addition, it is located within close proximity of the Taos Ski Valley and some of the best skiing in America.
The Highland Estates subdivision consists entirely of quarter acre parcels and the region is divided evenly by the 285 which separates Highland Estates East from Highland Estates West. It should be noted that this subdivision straddles two counties with some of the western lots falling under Rio Arriba County jurisdiction. Whenever this distinction applies, we will make note of it on the individual listing page.
Taos County, New Mexico
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.
See Individual Listing Pages
See Individual Listing Pages
See Individual Listing Pages
$5.00 per lot
Access & Utilities
Roads & Access: All parcels within the Highland Estates subdivision have legal access, as roads and easements were allowed for in the original plats of the area. Additionally, because so much of the subdivision has been developed, many roads here are well-maintained and can be navigated by any vehicle type. It should be noted, however, that the quality and condition of those roads varies greatly from regularly trafficked dirt roads to gravel to paved and anyone seeking insights into the accessibility of a specific parcel should review the details on that property's individual listing page.
Power & Utilities: Unlike many of the rural subdivisions we list in – in this region, Highland Estates actually has residential power lines snaking throughout most of the roads in the community, meaning most parcels are never further than a thousand feet from the nearest power line with some being even closer. Anyone seeking information about the proximity of power to a specific parcel should review the details on that property's individual listing page.
Power & Utilities, Cont'd: Power in this region is provided by the Kit Carson Electric Cooperative. Anyone looking to investigate the cost of getting service extended to or connected on a property is encouraged to contact them.
Water Service: The Tres Piedras Water Association is a local water utility with a very small service area, but one which includes the Highland Estates subdivision. Because of this, those wanting to develop land in this region may be able to do so without the costly expense of drilling and installing a well. To learn more about the Tres Piedras Water Association or getting water service to a property in Highland Estates, you can visit their website here.
Septic Installation: All of the parcels in this subdivision are under the ¾ acreage requirement set forth by the New Mexico Environmental Department for traditional septic installation. While this standard may not apply to a property or a subdivision which has its own water system, anyone developing the land will need to consult the NM EPA about proper septic systems or appropriate work-arounds. It should be noted, however, that many of the developed properties in this region are under the ¾ acre threshold, suggesting that whatever is required will not be difficult or prohibitively expensive.
See Individual Listing
See Individual Listing
In the Area
Through Tres Piedras Water Association
Zoning & Restrictions
Zoning: While most of the properties in this subdivision fall under Taos County jurisdiction, some are located in Rio Arriba County. Substantively there is not much difference in the zoning between the two as each identifies this region as 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.
Anyone purchasing land to build should check with the County zoning office to learn what permits are required on land smaller than ¾ of an acre.
No HOA: Highland Estates has no HOA and there are no dues associated with land ownership here.
Covenants, Conditions & Restrictions: Calls to Taos and Rio Arriba Counties ended with both saying there are no recorded covenants on file for Highland Estates. The Management of Hemingway Land, however, feels compelled to at least point out that such a thing defies our experience buying in developed residential regions such as these, however rural they may be. Subdivisions are usually created with some rules outlining acceptable structures, behaviors or both. While we would similarly assume that those rules are both minor and reasonable, we cannot confirm any exist.
Covenants, Conditions & Restrictions, Cont'd: Continuing on this point, our photographer sent back images of a sign posted at the entrance to Highland Estates West which stipulates no Trailer Homes, No Campers or RVs and No Camping. In all likelihood this means that these things can't be done or used permanently. In most all residential subdivisions, exceptions are always made for things like these, if even only for narrow windows of time such as one month or "with a building permit." In addition, there's enough evidence to suggest that many residents don't abide by these "rules" anyway.
County Rural Area
Covenants, Conditions & Restrictions
Time Limit On Building
Free & Clear
Special Warranty Deed
Suggested Type of Closing
Doc Prep Fee
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.
Taos County Assessor's Office(575) 737-6360
Taos County Planning & Zoning(575) 737-6440
Kit Carson Electric Cooperative(575) 758-2258
New Mexico Environmental Department(505) 827-2855
Taos County Zoning OrdinanceClick Here
Tres Piedras Water Association(575) 737-0333
New Mexico State Engineer1-800-WATERNM
Well Drilling InfoClick Here
Well Drilling Permit ApplicationClick Here
No. This entire area was subdivided over sixty years ago into quarter acre lots. There is nothing larger, and the only way to get something larger is to purchase adjacent lots.
Only where listed. If we have two quarter acre lots that are adjacent and could equal one half acre lot, we will sell them that way.
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, simply review the legal descriptions.
The roads in this area are quite good.
Mind you, the subdivision is small and is divided evenly by Route 285, which means you're never far from a paved and county-maintained road. In addition, many people live in this small subdivision which means even the dirt roads gets trafficked often enough to be easy to drive on.
In general, you'll find everything from paved to gravel to dirt roads here but all are in good condition and can be navigated in any vehicle type.
This is a topic of some debate.
According to both Taos and Rio Arriba County governments there are no recorded covenants for this subdivision. There is, however, a sign at the entrance to Highland Estates West which enumerates some "restrictive covenants" about camping and RV use.
In our experience buying and selling land we would imagine something had to be written down at some point. That said, it probably wasn't very detailed or strict and like most of those types of documents the conditions enumerated were probably all fairly reasonable.
Anyone buying land in developed regions like this should expect there to be some rules, written or unwritten about the way the community likes its residents to conduct themselves. In situations like this, a little bit of common sense goes a long way. Additionally, as long as you have the proper permits and are in compliance with building regulations you'll probably be fine.
No. This region is zoned County Rural Area by both Taos and Rio Arriba Counties. This is a fairly permissive zoning designation which will allow for a lot more freedom in how you develop the land.
According to both the Taos and Rio Arriba County zoning ordinances, people are allowed to park/live/camp in their RV for up to 180 Days.
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.
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.
Probably, but questions like this are best addressed to the Taos County Planning & Zoning office, whose number is (575) 737-6440.
The Kit Carson Electric Cooperative services this region and residential power lines can be found snaking up and down most of the roads in the community.
The Tres Piedras Water Association is a small local utility company which brings water service to homes in the community, including the Highland Estates subdivision.
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. Additionally, it’s our understanding a cell tower exists very close by and that wi-fi out here is surprisingly reliable.
Yes. Please do. We encourage anyone who’s going to buy from us to view the land they’re interested in prior to purchase.
No. We’re investors, not realtors. Additionally, we have no office in New Mexico nor staff on standby waiting to give people guided tours.
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. Land ID (formerly 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.
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.
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 increase the price of the land $2,000. Hence, it’s ultimately cheaper for the buyer to pay for the survey themselves.
Plat Maps are available on each individual listing page for properties within this region.
Simply click the ‘Buy Now’ button at the top of the listing page of the property that interests you most.
Yes. We are currently offering affordable financing options on all of our Highland Estate properties.
1/4 Acre Lots are $600 Down + $150/Month x 16 Months with 90 Days Same As Cash.
1/2 Acre Lots are $750 Down + $150/Month x 24 Months with 90 Days Same As Cash.
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.
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.
As soon as you give us money, it’s yours to do with as you please.