Albuquerque Real Estate | Venturi Realty Group

Albuquerque Housing Market Update – Fall 2025

Last updated: October 6, 2025 • Venturi Realty Group, Real Broker, LLC

Is Albuquerque’s real estate market cooling or heating? It’s balancing. Prices are increasing slightly, mortgage rates have eased, and sellers are adjusting to a slower, more selective pace. Here’s what’s actually happening in the Albuquerque housing market.

Are home prices falling in Albuquerque?

No. Prices are stable to slightly higher, even as more sellers adjust list prices.

  • 51% of active listings have a price reduction (record high).
  • Median Sale Price Sep 2025: $383,415 (+6.5% YoY). Note: this is the “median” sale price change, not price appreciation; real appreciation is in the +3% range YoY.
  • Median List Price: $429,990 (+1% YoY).
  • Median Pending Price: $379,995 (+4.1% YoY).

Prices are still higher than last year, but sellers are working harder to capture buyers’ attention.

Percent Price Reductions Homes For Sale - Albuquerque MSA             

Median List Price             

Translation: Buyers are choosier; values remain firm.

Days on Market

The average days on market is ~87 for UNSOLD homes (compared to 72 in 2024 and 66 in 2023). The average days on market is 42 for homes that SOLD in September (vs. 30 in 2024 and 29 in 2023). The longer timeline is pushing more list-price adjustments.

                   

Homes need longer to sell; pricing and presentation matter more. The market is sending a clear message: well-priced, well-presented homes are still selling, but overpriced listings will linger and likely need to reduce price to attract buyers.

Balanced market, not “normal”

Supply and demand are in equilibrium. That’s a balanced market, neither a buyer’s nor a seller’s market, resulting in ~3% annual appreciation. If mortgage rates drop further, demand could jump and tilt us back toward a seller’s market.

Context: Albuquerque Journal coverage featuring this perspective.

 

Mortgage rates: relief vs. January

Rates are ~1% lower than at the start of 2025—roughly $230/month less on a $350,000 loan. That’s renewed interest for first-time and move-up buyers.

 

Stability advantage: mortgage-free owners

41.5% of homeowners in metro Albuquerque are mortgage-free, which supports price stability during interest rate swings.

Albuquerque home value forecast (2025 → 2026)

Zillow projects +2.5% for Albuquerque vs. +1.1% nationally (Aug ’25 → Aug ’26). Healthy, steady growth—no bubble behavior.



Albuquerque is projected to outperform the national average over the next year.

How homes are purchased in the Albuquerque MSA (2025 YTD)

Financing mix shows stability and aligns with affordability trends.

Financing Type Share
Conventional Loans 59.7%
FHA Loans 15.3%
Cash Purchases 14.8%
VA Loans 8.4%
Seller Financing & Other 1.7%

Conventional remains dominant (~60% since 2019). FHA is stable near 15%. Cash normalized after the 2022 spike. VA consistently 7–9%.

Bottom line

  • Prices are steady; YoY metrics are positive.
  • More price reductions, longer selling timelines.
  • Mortgage rates eased, boosting affordability.
  • Mortgage-free owners add resilience.
  • Forecast calls for moderate appreciation into 2026.