Fake News Busted Again, Sandia Park Spotlight, and What Really Counts as a Bedroom

Welcome to our recap of Episode 530 of the Albuquerque Real Estate Podcast with your hosts, Tego and Tracy Venturi of the Venturi Realty Group at Real Broker. This week’s episode is packed with myth-busting, local highlights, and one of the hottest (and most misunderstood) real estate topics around: what actually qualifies as a bedroom?

📉 Fake News Strikes Again – This Time on Albuquerque’s Home Prices

Once again, Realtor.com is spreading misinformation—and Albuquerque is caught in the crosshairs.

As Tego puts it early in the episode: “More fake news. I had a lot going on on Facebook this week… It was fake news on real estate in Albuquerque.”

They recently claimed that thriving metros like Phoenix, Palm Beach, and yes—Albuquerque—are among the markets seeing home prices fall rapidly in 2025.

Tego’s response? One word: Busted.

📊 The facts:

• Sale prices are NOT falling. Median, average, and price-per-square-foot data all show Albuquerque home values up 3–6% year-over-year.
• The only figure showing a decline is median list price, and even that dip is minimal and tied to smaller homes being listed.
• Price per square foot is still rising, and all other major indicators contradict Realtor.com’s gloomy narrative.

Also worth noting: Realtor.com isn’t actually run by the National Association of Realtors—it’s a NewsCorp-owned media outlet trying to grab clicks. And sometimes, those clicks come at the expense of the truth.

🌲 Spotlight on Sandia Park – Big Views, Big Lots, Big Variety

Tracy shines a light on Sandia Park, nestled in the East Mountains just beyond the city limits. “I started my career in real estate working in Sandia Park. That’s on the other side of the mountain, which we call the East Mountains,” she explains.

What makes Sandia Park special?

• 🏡 Custom homes on large lots
• 🌲 10-acre parcels in San Pedro Creek Estates
• 🏌️‍♂️ Paa-Ko Ridge Golf Club for golf enthusiasts
• 🐾 Dog park, charter schools, and hiking trails

📍 Market Snapshot:

• 20 homes currently for sale
• Price range: $300K to $4.5M
• 11 pending sales, with over half requiring a price reduction before going under contract
• 96 homes sold in the past year, with an average price of $617K and 66 days on market

As Tracy joked during the episode, “He saw some gorgeous homes in a huge variety of price points.” (That’s what the bear saw when he went to the other side of the mountain.)

🛏️ What Counts as a Bedroom? (Hint: It’s Not Just About the Closet)

One of Tego’s most viral Facebook posts this week tackled a surprisingly divisive issue: what makes a room a bedroom?

🔥 MYTH: A bedroom must have a closet.
🔥 MYTH: Four walls automatically make a room a bedroom.

Here’s how Tego explained it in the episode:
“I did a big breakdown on that — what is a bedroom — and I posted that this week. It got a lot of response and reactions.”

Here’s what actually qualifies a room as a bedroom:

1. Private Entry – You can’t pass through another room to get to it.
2. Two Forms of Egress – Think door + window (for fire safety).
3. Permanent Heat Source – A plug-in heater doesn’t count.
4. Proper Ceiling Height – At least 70 sq ft with 50% of it having 7′ clearance, and nothing under 5′ counts.

So that finished basement or converted den might be a bedroom—but only if it meets the above criteria.

If you would like to hear more details in Tego’s deep dive, check out his blog post specifically addressing the subject of what makes a bedroom.

💰 Homeowner’s Insurance in NM – The Real Story

Tego also addressed a hot-button issue: rising insurance costs.
“We’re going to talk about homeowner’s insurance, because that’s been a big topic,” he notes.

Using hard data, he breaks it down:

• 📉 Non-renewal rates are low in most counties. Only fire-impacted areas like Mora and San Miguel saw 3%+ non-renewals.
• 📈 Premiums increased by ~20% in Bernalillo County from 2020–2023—less than most of the West.
• 💸 NM’s insurance burden is just 1.4% of monthly income—lower than many states.
• 🔮 Future forecast? Bernalillo and Sandoval Counties are expected to see only 8–12% growth over the next 30 years.

Translation: yes, rates are rising—but Albuquerque is faring much better than high-risk markets in California, Florida, or tornado alley.

🏡 Home of the Week: 315 Camino de Las Huertas, Placitas

Looking for breathtaking views and high-desert beauty? This 3,500+ sq ft, 4-bedroom, 3-bath home in Placitas has it all:

• Stunning mountain vistas
• Fully updated in 2021
• Listed at $700,000

Placitas gives you the Santa Fe aesthetic—without Santa Fe prices—and it’s just a quick drive to ABQ.

🧠 Final Thought

There’s a lot of noise in real estate right now. But as always, Tego and Tracy keep it grounded in data, experience, and local insight.

If you’re thinking of buying or selling—or just want to know what’s really going on in the market—reach out to the Venturi Realty Group at 505-448-8888 or visit WelcomeHomeABQ.com.

And don’t forget to like, subscribe, and share the podcast on YouTube!