Albuquerque, NM real estate: buy or sell with a local AXEN agent
The city line matters more here than in most places. Step outside it into the North or South Valley and you may be on a private well and a septic system, under county rules, with different permitting. Inside the city, seven historic overlay zones can control what you may change on the outside of your house.
Albuquerque neighborhoods buyers ask about
Every one prices differently. Ask your agent for the latest sales in the ones you like.
Also near Albuquerque:
Buying a home in Albuquerque: what to know
The rules that apply everywhere in New Mexico are on the New Mexico page. These are the Albuquerque details that trip people up.
Get pre-approved →-
Seven historic overlay zones, and you need a Certificate of Appropriateness. The city's historic protection overlay zones are East Downtown, East End Addition, Eighth and Forrester, Fourth Ward, Huning Highland, Old Town and Silver Hill. In most cases you need a Certificate of Appropriateness before you start work.
-
Skipping that approval has teeth. The city lists extra fees, public hearings, fines and court action as penalties for doing work in an overlay zone without a Certificate of Appropriateness. This is not a formality.
-
Big changes go to a public hearing. Major alterations, new construction and demolition on a contributing or significant property go before the Landmarks Commission at a noticed public hearing. Smaller items can be approved by staff.
-
Water is a joint city and county utility. The water authority serves both the City of Albuquerque and parts of unincorporated Bernalillo County, with its own connection permit fees per service. Being outside the city does not automatically mean being off the system.
-
Out in the valleys, expect a well and a septic tank. Water authority service does not reach every address. In unincorporated North Valley and South Valley areas a private well and an onsite liquid waste system are normal. Get the well log, the water test and the septic permit before you remove contingencies.
Selling a home in Albuquerque
Produce the Certificate of Appropriateness for past exterior work.
If the home sits in an overlay zone and prior work was never approved, a buyer's inspector or the city can raise it late in the deal.
Get the water account and any connection permit in order.
The water authority bills and permits both city and county addresses, and fees are due before a work order is released.
On a valley property, pull the well and septic file first.
The well log, the most recent water test and the liquid waste permit are the three documents every buyer asks for. Do not wait for the inspection period.
Albuquerque real estate questions
Am I in the City of Albuquerque or in the county?
That one line changes your permits, your zoning and sometimes your water and sewer. Unincorporated Bernalillo County addresses, including much of the North and South Valley, follow county rules. Check the parcel with the county before you assume city services apply.
What is a Certificate of Appropriateness?
It is the city's approval to change the outside of a property in one of Albuquerque's seven historic protection overlay zones. Staff can sign off on smaller items, but major work, new construction and demolition go to a Landmarks Commission hearing. Doing work without it can bring fines and court action.
Does this house have city water, or a well?
It depends on the address. The water authority serves the city and parts of the unincorporated county, but not everything. Valley properties often have a private well and an onsite septic system. Ask for the well log, a recent water test and the septic permit.
Should I worry about flooding away from the river?
Look at the arroyos, not just the Rio Grande. The metro arroyo flood control authority has handled arroyo and stormwater flood control here since 1963 and maintains maps and gauge data. If the lot is near an arroyo or the bosque, check their information before you offer.
Which historic overlay zone is my house in?
There are seven, and they are not intuitive from the street: East Downtown, East End Addition, Eighth and Forrester, Fourth Ward, Huning Highland, Old Town and Silver Hill. The city's planning department can confirm by address, and the answer changes what you can do to the exterior.
Buying or selling in Albuquerque? Talk to a local agent.
An AXEN agent who works in Albuquerque answers your questions for free. No cost to talk. No pressure to sign anything.