Albuquerque Real Estate Unveiled: Population Shifts, Las Lunas Boom, and Home Touring Secrets – March 2025

March 11, 2025 | By The Venturi Group of Real Broker

Welcome to another edition of our Albuquerque Real Estate Podcast highlights! It’s early March 2025, and we’re diving into Episode 526 with a packed lineup: transportation trends from the Transition 2045 Metropolitan Transportation Plan, a spotlight on the growing Las Lunas community, and some practical advice on what to ask when touring a home. Let’s jump in!

Transportation Trends: What the Transition 2045 Plan Tells Us

The Mid-Region Council of Governments recently released its Transition 2045 Metropolitan Transportation Plan, a fascinating look at how transportation shapes the greater Albuquerque area—and, indirectly, our housing market. While it’s not a housing study per se, the takeaways are eye-opening.

One big “aha” moment? Albuquerque’s population has shrunk by about 5,000 people between 2020 and 2023. It’s not a massive drop percentage-wise, but it challenges the narrative of Albuquerque as a perpetually growing city. Meanwhile, outlying areas like Rio Rancho and Las Lunas are booming, with new construction hotspots in places like Enchanted Hills, Mariposa, and Mesa del Sol. The Northeast Heights and Valley? Pretty much built out—think infill only.

The study also highlights familiar pain points: river crossings. If you’ve driven near Alameda between 5 and 6:30 PM, you know the drill—congestion galore. Solutions like smarter streetlight tech and the long-awaited Paseo del Volcan extension (a 20-year topic!) are in the works to ease the flow. And here’s a housing tie-in: as home prices outpace wages (a nationwide trend), affordability is pushing buyers to these growing outskirts where transportation infrastructure is key.

Our takeaway? Growth is shifting outward, and slower population gains might redefine Albuquerque’s future. Check out the full study here if you’re curious!

Community Spotlight: Las Lunas – Affordable Living with Big Potential

Let’s zoom in on Las Lunas, our featured community this week. Just a 20- to 30-minute freeway jaunt south of Albuquerque, Las Lunas offers a small-town-meets-big-city vibe that’s hard to beat. Whether you’re drawn to affordable new construction or a rural retreat with acreage, this Valencia County gem has something for everyone.

Why Las Lunas?

Affordability: Median home prices in the last three months hit $314,000 in Las Lunas, compared to $335,000 in Albuquerque and $359,000 in Rio Rancho. You’re getting more house for your money here, with new builds starting in the high $200,000s—energy-efficient and low-maintenance.
Growth: A third of homes sold in Las Lunas last year were new construction (33%), far outpacing Rio Rancho (20%) and Albuquerque (5%). Meanwhile, luxury options exist too—the highest sale last year topped $1.18 million.
Jobs: Major employers like Amazon, Facebook, and Walmart’s distribution center are boosting the local economy, with more in the pipeline. Las Lunas is working hard to keep jobs local, reducing the need to commute.

The Vibe

Las Lunas blends suburban neighborhoods (think Huning Ranch) with rural charm—think flood-irrigated farms and livestock-friendly lots. You won’t find many condos or apartments here; it’s more “wild, wild west” with space to spread out. Highlights include the 55+ Jubilee community, top-notch tacos at El Toro Patrón, and outdoor gems like Tome Hill and the Bosque del Apache Wildlife Refuge (a bit farther south).

Traffic’s a mixed bag—Main Street off I-25 gets busy, but a new freeway exit on the south end is in progress. River crossings remain a bottleneck, though plans are brewing. All in all, Las Lunas offers affordability, growth, and a lifestyle balancing rural roots with city convenience. Curious? Reach out—we’d love to show you around! Call us at 505-448-8888 or visit welcomehomeabq.com.

To check out what homes are available in Valencia County, click here!

What to Ask When Touring a Home: Tips from the Pros

Shopping for a home? Don’t be shy—there’s no such thing as a stupid question! After helping over 4,000 clients, we’ve got a list of must-asks to make sure you’re informed. Here’s the rundown:

Key Questions You Not Be Afraid To Ask

What’s Included? Don’t assume—clarify what stays. Refrigerators, washers, dryers, hot tubs, even mounted TVs can be negotiable. If it’s not attached (think: “shake the house upside down”), it’s personal property unless specified.
HOA Details? Are there fees? How much? What do they cover? Rules (like no pets or RVs) can make or break a deal—check the covenants, conditions, and restrictions (CC&Rs).
Condition Check: How old is the roof? The HVAC? Water heater? These big-ticket items aren’t always on the seller’s disclosure, so ask. A home inspection will dig deeper later.
Neighborhood Vibe: What’s it like? We can’t opine, but visit at different times—walk the block, chat with neighbors, check noise levels or light pollution yourself.
Taxes: In New Mexico, property taxes can jump after a sale (capped at 3% annual increases otherwise). Ask what they’ll be based on your offer price.
Negotiation Clues: How long has it been listed? Any price drops? Is it vacant? Why are they selling? We may not always get answers, but these help craft a smart offer.

Red Flags to Watch

Experience teaches us to spot potential issues—like polybutylene piping (a known water line problem) in certain neighborhoods or sewer line quirks in older areas. In-floor ducts, radon risks near mountains, or foundation concerns? We’ll guide you to inspect these. Working with a seasoned realtor (like us!) helps catch these early.

Touring tip: Jot down questions as you go—we’ll track down answers if it’s a contender. Want to dive into homes with us? Call Tracy at 505-448-8888—she loves showing properties!

Quick Market Update: February 2025

Home prices are up year-over-year, sales are steady with last year, and pending sales are outpacing 2024—possibly thanks to an early warm spell kicking off the spring market. Inventory’s the highest since 2020, giving buyers more choices, though still below 2019 levels. For a full market update, make sure you check out Tego’s deep dive on YouTube and Facebook (@TegoVenturi) for the full scoop!

Wrapping Up

From transportation shifts to Las Lunas’ rise and home-touring know-how, we hope this inspires your next real estate move. Got questions? We’re here at The Venturi Group of Real Broker—505-448-8888 or welcomehomeabq.com. Subscribe, follow, and share—let’s keep the conversation going!