Albuquerque Housing Market Update – April 2025 Data and What It Means

Albuquerque Housing Market Update – April 2025 Data and What It Means

Albuquerque Housing Market Update – April 2025 Data and What It Means

By Venturi Realty Group Welcome to our April 2025 market report from the Albuquerque Real Estate Podcast with Tego Venturi of the Venturi Realty Group at Real Broker. In this episode, Tego dives deep into last month’s numbers, comparing Albuquerque’s real estate trends to national data. What he uncovers is a steady, reliable market—just as Albuquerque is known for.

🏠 Home Prices in Albuquerque – Still Rising

According to Tego, the median sale price for single-family detached homes in April was $364,998—"okay, $365,000"—which reflects a 4.3% increase from one year ago. The average sale price? “$427,000, about a 4% increase again from April last year.” Price per square foot also confirms appreciation is happening: “213 is the median, 2% higher… the average price per square foot, it's 218. That's a 3.8% increase.” Tego summarizes: “We’re somewhere in that range—2, 4, 3, 4%. I think it's closer to probably 3–4% home price appreciation year-over-year.”

📉 Sales Volume: Flat but Active

In terms of total closed sales: “778 homes closed in April, which is basically equal with a year ago… 780.” Despite market conditions that feel “sluggish,” Tego notes that “there's still people out there shopping for homes and putting homes under contract.”

🔍 Buyer Activity – Fewer Showings, Stronger Intent

Tego reviewed showing activity across about 1,600–1,700 active listings. “That's the average number of times that properties are shown… right around five—5.3% down slightly from last year and down substantially from April of ‘22. It was 10.” Still, “893 homes went under contract in April, and that was about a 9% increase from a year ago.”

📈 Inventory Is Growing, But Still Below Pre-Pandemic

“We have about 1,600, 1,700 homes on the market,” which marks a “20 to 30% increase in the number of homes” over last year. However, Albuquerque is still below pre-COVID levels. “It's down about, I think, 25%… 1,685 using this particular measurement versus 2,311 in April of 2019.”

📍 Albuquerque vs. the Nation

Tego emphasizes that Albuquerque is still “one of the markets in the West that has not come back to pre-pandemic inventory levels.” In contrast, “Texas, Arizona, Colorado, definitely Florida… have seen inventory bounce back.” Meanwhile, “Chicago [is] down 62% from pre-pandemic levels.” When comparing market strength using Zillow’s heat index, Albuquerque remains strong. “This kind of peachy to red means that we're still a seller's market… and you can see Albuquerque is still considered a seller's market.”

💸 Mortgage Delinquencies – Historically Low

“Right now the delinquency rate in 2025… is 3.2%,” Tego says, referencing ICE Mortgage data. “We're still below historic levels for delinquencies.” New Mexico fares even better: “For New Mexico, it's 2.7%, so we're below the national average.” He puts it into perspective: “Only about 60% of people have a mortgage… 39% of people in our area are free and clear on their home. They have no mortgage at all.” Tego concludes, “The number of people in distress is very low. Nothing like we've seen in the past. And really it's still at very historically low levels.”

🧠 Final Thought

“If you ever see any of those charts… saying, oh, FHA mortgage delinquencies have spiked—yes, they have. But you gotta look at the value, not just the percentage.” He warns that many headlines are misleading if you don’t look deeper. As always, Tego and the Venturi Realty Group deliver data-backed analysis—not clickbait. Whether you're buying, selling, or just staying informed, their insights offer a reliable pulse on what’s really happening in the Albuquerque market.

📞 Need Real Estate Help?

Venturi Realty Group is here for all your real estate needs in Albuquerque and beyond.
  • 🏠 Expert advice on buying and selling
  • 📊 In-depth market knowledge
  • 📍 Local insights you won’t find elsewhere
Visit WelcomeHomeABQ.com or call 505-448-8888 to connect today.
How Much Equity Do ABQ Homeowners REALLY Have? | ABQ Real Estate Podcast Ep. 533

How Much Equity Do ABQ Homeowners REALLY Have? | ABQ Real Estate Podcast Ep. 533

Knowing Your Home Value Matters: Albuquerque’s Equity Boom and Why You Should Care

Welcome to the official recap of Episode 533 of the Albuquerque Real Estate Podcast, hosted by Tego and Tracy Venturi of the Venturi Realty Group at Real Broker. This episode goes deep on why knowing your home’s current value isn’t just for sellers—it’s vital for your finances, taxes, insurance, and long-term planning.

💡 Why Knowing Your Home’s Value Matters

“Most people only think about their home’s value when they’re selling,” Tracy says. “But actually, what your home’s value is could affect your everyday finances even if you never move.”

Tego adds: “It impacts your net worth. It affects your insurance coverage. It matters for your property taxes… and it’s critical if you’re considering getting a home equity line of credit.”

They go on to explain that knowing your home’s equity can:

  • 🧾 Help remove PMI (Private Mortgage Insurance)
  • 🏡 Influence estate and retirement planning
  • 📉 Prevent under-insuring your home in the event of disasters

As Tego notes: “In the last five years, home values in Albuquerque have gone up 57%. In the last 10 years, they’ve doubled—up 100%.”

📬 How to Stay Informed: Sign Up for Monthly Value Reports

You can now track your home’s estimated value with a tool from Venturi Realty Group. Just visit abq.re/value and enter your address.

“We’ve got about 10,000 people that are getting these,” says Tego. “It allows you to track what your home is worth and what’s going on in your neighborhood.”

The monthly email report includes:

  • 📈 A value estimate and adjustable range
  • 📊 Equity tracker if you plug in your mortgage balance
  • 🏘️ Recent nearby sales and price trends
  • 💰 Option to request a cash offer

🚨 Underestimating Value Can Cost You Real Money

“We’ve seen a few times where people left money on the table because they didn’t really know what their home was worth,” Tracy warns. “They get a letter in the mail saying ‘We buy houses’ and sell too cheap.”

And in wildfire-prone areas like parts of New Mexico, underinsuring your home is a real risk. “If you’re underinsured, you could be in trouble if something—God forbid—really bad happens,” says Tego.

📍 Albuquerque Stats That Matter

  • 🏠 40% of homeowners in metro Albuquerque are mortgage-free.
  • 💵 For those with mortgages, the average homeowner holds about 25% equity.
  • 📈 Average price growth: ~3% in the last year and 57% in the last 5 years.

“That’s a lot of untapped net worth sitting in people’s homes,” says Tego. “It builds wealth over time. It’s not cash flow—it’s wealth.”

🎯 Final Takeaway

Real estate isn’t just about buying and selling—it’s about protecting your assets, building wealth, and staying informed. “Homes are emotional,” Tracy says, “but they’re also a financial asset.” And in a city like Albuquerque, where the market has remained stable and values have soared, it pays to know what your property is worth.

Need help figuring out your home’s value? Want a personalized report or guidance? Call 505-448-8888 or visit WelcomeHomeABQ.com.

📞 Need Real Estate Help?

Venturi Realty Group is here for all your real estate needs in Albuquerque and beyond.

  • 🏠 Expert advice on buying and selling
  • 📊 In-depth market knowledge
  • 📍 Local insights you won’t find elsewhere

Visit WelcomeHomeABQ.com or call 505-448-8888 to connect today.

Zillow Predicts Falling Home Values — But Is Albuquerque Really at Risk?

Zillow Predicts Falling Home Values — But Is Albuquerque Really at Risk?

Zillow Says Home Values Will Fall – But Albuquerque Defies the Forecast

Welcome to Episode 532 of the Albuquerque Real Estate Podcast with your hosts, Tego and Tracy Venturi of the Venturi Realty Group at Real Broker. This week, the team breaks down Zillow’s latest housing forecast and dives into what it actually means for New Mexico. As Tego puts it, “Zillow turns bearish,” predicting a 1.7% national decline in home values over the next 12 months—but that’s not the story here in Albuquerque.

📊 Albuquerque Ranked #13 Out of 200 U.S. Metros for Price Growth

“Of the top 200 markets in the country,” Tego says, “Albuquerque was ranked 13th for forecasted home price increases over the next year.” While the national headlines warn of falling prices, the data paints a far more optimistic picture locally.

  • Projected national decline: -1.7%
  • Albuquerque’s projected rise: Among the top 15 metros in the nation
  • Santa Fe comparison: Median list price of $800K vs. ABQ’s $400K

Tego and Tracy explain that while list prices may fluctuate due to smaller homes entering the market, price per square foot and sold prices remain strong.

🏠 Parade of Homes – Spring 2025

Tracy highlights this season’s Homes of Enchantment Parade, showcasing new builds by top custom home builders. Many homes are built specifically for this event, making it a great time for buyers to see fresh design trends and construction quality.

“It’s one of my favorite times of year,” says Tracy. “These homes are beautifully staged and give a real sense of the lifestyle each builder brings to the table.”

💵 Down Payment Assistance – Not Just for First-Time Buyers

This week, the podcast also revisits down payment assistance (DPA) programs. “It’s not just for first-time homebuyers,” Tego notes. “A lot of people qualify who don’t realize they do.”

  • Programs for moderate-income households
  • Up to $25K in assistance in some cases
  • Available for repeat buyers too, not just first-time purchasers

These programs can mean the difference between waiting and owning—especially in a market where interest rates are stabilizing but not yet dropping significantly.

🌄 Luxury Market Talk: ABQ vs. Santa Fe

During a recent speaking engagement in Santa Fe, Tego noticed just how different the two markets remain. “Median list price there is $800,000,” he explains. “In Albuquerque, we’re still around the $400,000 range.”

While Tracy is a certified luxury expert, she laughs: “This afternoon I’m showing condos that start at $120,000. That’s the beauty of our market—we cover everything from high-end custom homes to affordable first homes.”

🧠 Final Takeaway

Despite the noise in the national headlines, the numbers don’t lie—Albuquerque’s housing market remains stable, healthy, and well-positioned for long-term growth.

Whether you’re considering buying, selling, or just staying informed, the Venturi Realty Group brings unmatched insight and data-driven advice to help you navigate it all.

📞 Need Real Estate Help?

Venturi Realty Group is here for all your real estate needs in Albuquerque and beyond.

  • 🏠 Expert advice on buying and selling
  • 📊 In-depth market knowledge
  • 📍 Local insights you won’t find elsewhere

Visit WelcomeHomeABQ.com or call 505-448-8888 to connect today.

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

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


Albuquerque Real Estate Podcast Episode 530

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!

📞 Need Real Estate Help?

Venturi Realty Group is here for all your real estate needs in Albuquerque and beyond.

  • 🏠 Expert advice on buying and selling
  • 📊 In-depth market knowledge
  • 📍 Local insights you won’t find elsewhere

Visit WelcomeHomeABQ.com or call 505-448-8888 to connect today.

What Is a Bedroom? Clearing Up the Confusion

What Is a Bedroom? Clearing Up the Confusion

What Is a Bedroom? Clearing Up the Confusion

When it comes to real estate listings, few things create more confusion than the term “bedroom.” I’ve seen it time and time again—homes listed with too few bedrooms because a room lacks a closet, or homes listed with too many bedrooms because someone counted a space that technically doesn’t qualify.

Let’s clear this up once and for all.

What Actually Counts as a Bedroom?

Nationally, there are clear standards that help define whether a room qualifies as a bedroom, especially for the purposes of appraisals and MLS listings.

According to ANSI Z765 (used by Fannie Mae and Freddie Mac appraisals), a bedroom must have:

  • A door for private access (not a walk-through room)
  • At least one exterior window or door for emergency egress
  • A minimum of 70 square feet (roughly 8’x9′)
  • Ceiling height of at least 7 feet over 50% of the room (areas under 5 feet don’t count at all)
  • A permanent heat source — portable heaters don’t count

Important note: A closet is not a requirement under ANSI, Fannie Mae, or Freddie Mac guidelines.

 

SWMLS Bedroom Definition

Here in New Mexico, most home listings go through the Southwest Multiple Listing Service (SWMLS), and they have a formal definition for what qualifies as a bedroom:

Bedroom – Must have at minimum a door, at least one other form of egress to the outside of the building, and 70 sq ft minimum, square footage with a ceiling height less than 5 feet does not count towards this minimum (closet not required)”

This means if a room meets those criteria, it can and should be counted as a bedroom in the MLS — even if there’s no closet.

 

 

Room Size and Ceiling Height Requirements

This is where it can get a little confusing. To qualify as a bedroom, a room must meet minimum size and ceiling height standards established by building codes and measurement guidelines. Most building codes, including the International Residential Code (IRC), require that a bedroom have at least 70 square feet of floor space and be at least 7 feet in any horizontal direction. Additionally, per the ANSI Z765-2021 standard used by appraisers and Fannie Mae, at least 50% of the room’s floor area must have a ceiling height of 7 feet or more, and any space with a ceiling height under 5 feet does not count toward the total square footage. These standards ensure that bedrooms are both usable and safe, regardless of whether the room includes a closet.

 

 

 

 

 

 

 

Common Mistakes I See in Listings

1. Rooms excluded from the bedroom count because they don’t have a closet

This is probably the most common myth in real estate. I often see rooms that meet all of the bedroom requirements—size, heat, egress, and privacy—but they get left out of the bedroom count just because they don’t have a closet. That’s a mistake, and it could mean lost value or missed buyer opportunities.

2. Rooms included as bedrooms that shouldn’t be

On the flip side, I frequently come across listings where a room is being called a bedroom when it really isn’t. Two examples:

  • A “bedroom” that is landlocked, meaning it has no exterior window or door. That’s a safety issue and doesn’t meet egress requirements.
  • A room that’s only accessible through another bedroom. That fails the test of privacy and function and shouldn

 

Local Codes Can Vary

While national and MLS-level standards give us a consistent baseline, it’s important to recognize that some municipalities have their own definitions—especially when it comes to rental properties.

For example, in Minneapolis, some housing codes require a closet in a bedroom. In other cities, occupancy permits or rental inspections may have unique criteria.

 

Albuquerque Rental Rule: Cooling Systems Now Required

In December 2024, the Albuquerque City Council passed Resolution R-23-175, which strengthens the city’s enforcement of rental unit habitability standards under the Uniform Housing Code.

One of the most significant updates is the new requirement that all rental units in Albuquerque must provide cooling systems capable of maintaining safe indoor temperatures during the summer. While this applies specifically to rental properties, it reflects a broader shift in how habitability is being defined in our local housing market.

For real estate professionals, homeowners, and landlords, it’s important to note that while ANSI and Fannie Mae require a permanent heat source for a bedroom, this local ordinance adds a new layer of compliance for rentals. In Albuquerque, cooling is now just as essential as heating when evaluating a rental unit’s livability—and potentially, its marketability.

 

The Bottom Line

If you’re listing a home for sale—or evaluating one as a buyer—don’t rely on outdated myths. A room doesn’t need a closet to be a bedroom. But it does need to meet very specific standards that protect safety, functionality, and accuracy.

When in doubt, ask:

  • Does it have a door for private access?
  • Does it have an exterior window or door?
  • Is it at least 70 square feet?
  • Does at least 50% of the ceiling measure 7 feet or more in height?
  • Does it have permanent heating?
  • For rentals in Albuquerque – does it have cooling?

If you answered yes to all of those, it’s a bedroom—closet or not.


Need help navigating bedroom counts, local codes, or how to list your home accurately? Reach out anytime. I’d be happy to help you get it right.

Tego Venturi

 

Tego Venturi is an award-winning REALTOR®, co-founder of Venturi Realty Group, and a respected voice in Albuquerque’s real estate community. With deep expertise in MLS systems, rules, and policy, Tego has served on the Southwest MLS Board of Directors since 2013, including two terms as President. Known for his market insight, innovative approach, and commitment to housing affordability, he is a trusted resource for real estate professionals and consumers alike.