Albuquerque Real Estate Market Update – May 2025: Prices Dip Slightly, But Demand Holds Steady

Albuquerque Real Estate Market Update – May 2025: Prices Dip Slightly, But Demand Holds Steady

📉 Albuquerque Real Estate Market Update – May 2025: Prices Dip Slightly, But Demand Holds Steady

By Tego Venturi | Venturi Realty Group

 

What Do The Numbers Say?

As we roll into June, the Albuquerque housing market continues to show signs of normalization—but don’t let the national headlines fool you. While some parts of the country are experiencing bloated inventory and sluggish sales, Albuquerque is following its own, more stable trajectory. Tego Venturi of the Venturi Group at Real Broker broke down the latest numbers from May 2025, revealing a market that’s cooling off from pandemic-era highs but still favoring sellers—especially in the sweet-spot price ranges.

📊 Key Stats Snapshot – May 2025

  • Active Listings: 2,031 (⬆️ 20% YoY)
  • Median Sale Price (Detached): $365,000 (⬇️ 1.9%)
  • Avg. Days on Market: 35 (⬆️ 30%)
  • Pending Sales: 914 (🟰 Flat YoY)
  • Median Price/Sq Ft: $216 (⬆️ 3.3%)
  • Inventory Supply: 2.4 months (Technically still a seller’s market)

🏘 Inventory Is Up… But Still Below Normal

Albuquerque’s housing inventory increased to an average of 2,031 active listings in May, about 20% more than May 2024. However, that’s still 25% fewer homes on the market than the same time in 2019, the last “normal” year before the pandemic distorted everything. When it comes to supply, the 2.4 months of inventory still leans strongly toward a seller’s market. A balanced market typically falls around 5 months—but in today's post-pandemic landscape, even that benchmark may be outdated. High-demand homes are still attracting attention, and even occasional multiple-offer scenarios, but those bidding wars are no longer the norm.

📉 Demand Slows but Remains Consistent

Closed sales were down 7.5% year-over-year, with 889 homes sold in May. While that’s the highest monthly total in 2025 so far, it still reflects a more tempered pace than what’s typical for this time of year. More telling is the pending sales data: with 914 homes going under contract, May activity was virtually flat compared to last year. And while weekly pendings plateaued through April and May, they’re still holding steady—a sign that demand hasn’t disappeared, it’s just more selective.

⏳ Homes Are Taking Longer to Sell

The average days on market (DOM) hit 35 days, a 30% increase over last year, but nearly identical to May 2019 (34 days). The median DOM doubled year-over-year, from 7 to 14 days, reflecting a more patient buyer pool. Interestingly, homes under $250,000 sat longer—averaging 39 days on market. That price point often reflects homes needing updates or repairs, so longer timelines there may be tied more to condition than affordability.

💰 Prices: A Nuanced Picture

The median price for single-family detached homes came in at $365,000, down nearly 2% from a year ago. But there’s a catch: the average size of homes sold was 6% smaller than last year (1,777 sq ft vs. 1,892 sq ft). That shift in size partly explains the dip in median price. To get a clearer picture, we turn to price per square foot, which rose to $216 median / $218 average, both up about 3.3% year-over-year. This shows modest but steady appreciation, even as median price appears to soften.

📊 Price Range Matters – A Lot

Market dynamics vary sharply depending on price point:
  • 🏠 $250K–$400K: Fast-moving with just 1.7 months of inventory
  • 🏡 $600K+: Slower with 4.6 months of inventory (approaching a balanced market)
This variation makes pricing strategy more important than ever for sellers.

🔮 Forward-Looking Indicators: Plateau or Pause?

Using weekly tracking data, the number of pending listings in recent weeks has flattened, not growing as we’d typically expect heading into summer. While not a drop, this lack of momentum suggests buyers are cautious, possibly due to interest rates, affordability, or simply fatigue from a volatile few years. Even so, median pending prices ticked upward to $379,500, about 2% higher than last year. And price per square foot pending sits at $217, also slightly up. The takeaway: homes are still appreciating—just more modestly than before.

📽️ Watch the Full May 2025 Market Update

▶️ Click here to watch the full video with Tego Venturi

📌 The Bottom Line

Albuquerque’s market is transitioning—not crashing. Yes, homes are taking longer to sell, and buyers are more measured. But prices are stable, inventory is growing but still tight, and the market remains in seller-favored territory, especially in the mid-range price bands. If you're thinking of buying or selling, it’s all about strategy, condition, and price point. Reach out to the Venturi Group for expert guidance tailored to today’s market realities.

📞 Have Questions About the Market?

Venturi Realty Group is your go-to resource for trusted insights on pricing, timing, and strategy.
  • 📊 Personalized home value assessments
  • 📍 Market guidance for your neighborhood
  • 🏡 Buying and selling strategies that work in 2025
Visit WelcomeHomeABQ.com or call 505-448-8888 to connect today.
Albuquerque Luxury Market Is Still Booming

Albuquerque Luxury Market Is Still Booming

Albuquerque Luxury Market Stays Booming – Here’s Why

By Venturi Realty Group

Is the luxury home market in Albuquerque cooling off? Not even close. In this week’s episode of the Albuquerque Real Estate Talk podcast, we explore how high-end properties—especially those priced at $1 million and above—continue to draw strong demand despite broader market shifts.


📈 Sales Over $1 Million Keep Climbing

“In 2019, we had 40 homes in the Albuquerque area that sold for over a million dollars,” Tego said. “In 2023, it was 147. And just this year so far—through May 2024—we’re already at 60. That’s on pace for another 140–150 sales in that segment.”

The trend speaks volumes. Luxury real estate isn’t just surviving—it’s thriving. More high-end buyers are relocating to Albuquerque, and locals are upgrading to properties that once seemed out of reach.

💵 What Does “Luxury” Really Mean in Albuquerque?

Unlike places like L.A. or Denver, the $1 million price point in Albuquerque buys a lot more home—and land. We’re talking larger lots, upgraded features, panoramic views, and often custom builds. These homes aren’t just big; they’re thoughtfully designed and full of character.

“When you’re buying a luxury home here, you’re often getting incredible value,” Tracy noted. “Especially when you consider what a million dollars gets you in other cities.”

🏠 Who’s Buying These Homes?

Buyers fall into a few main categories:

  • Executives relocating from out of state
  • Retirees looking for a scenic, high-quality lifestyle
  • Successful local professionals upgrading to dream homes

“A lot of these buyers are coming from California, Texas, Arizona, and Colorado,” Tego added. “They’re used to much higher price points, so Albuquerque feels like a bargain.”


🔍 Inventory Is Low, But That’s Not Stopping Buyers

Even with limited availability, well-priced and well-marketed luxury homes are moving fast.

“We’ve seen multiple-offer scenarios even in the $1.2 to $1.5 million range,” Tracy said. “Buyers are still competing when the product is right.”

Inventory challenges remain—but they’re not scaring away serious buyers. This continues to push price stability and appreciation in the high-end market.

📍 Where Are Albuquerque’s Luxury Hotspots?

  • North Albuquerque Acres: Custom homes with views, larger lots, and high-end finishes
  • Sandia Heights: Unmatched mountain access and scenery
  • High Desert: Master-planned luxury living with trails and open space
  • The North Valley: Classic charm and gated estates
  • Corrales: Rural feel with million-dollar horse properties

📊 What This Means for Buyers and Sellers

For sellers, now is a strategic time to list. There is active demand, and buyers are ready. The key is pricing it right and presenting it with professional staging, photography, and digital reach.

For buyers, patience and preparation pay off. Have your financing ready and work with a broker who knows the luxury landscape.


📞 Need Real Estate Help?

Venturi Realty Group is your go-to team for Albuquerque luxury homes and beyond.

  • 🏠 High-end home expertise
  • 📍 Local knowledge that matters
  • 📊 Market analysis you can trust

Visit WelcomeHomeABQ.com or call 505-448-8888 to connect with a luxury expert.

New Mexico Home Values: County-by-County Breakdown & Market Trends (April 2025)

New Mexico Home Values: County-by-County Breakdown & Market Trends (April 2025)

New Mexico Home Values: County-by-County Breakdown & Market Trends (April 2025)

Exploring New Mexico home values reveals a diverse and dynamic real estate landscape. The April 2025 data from the Zillow Home Value Index (ZHVI) for counties across the state offers insights into current property valuations and emerging market trends. Understanding these local New Mexico home values is key for buyers, sellers, and anyone interested in the state’s housing market.

  The “New Mexico Home Values Heat Map” displays the wide range of property values in New Mexico. Darker shades on the map, especially in areas like Los Alamos County, highlight the highest typical New Mexico home values, which lead the state at an average of $596,254. Following closely is Santa Fe County, with a strong average of $560,794. Conversely, counties such as De Baca (Ft Sumner) demonstrate more accessible New Mexico home values, with typical properties valued at $93,293, offering different opportunities within the housing market in New Mexico.    

Image: Change in New Mexico Home Values by County – April 2025

 

Beyond static prices, the “Change in New Mexico Home Values” map underscores the evolving nature of the market over the past year (April 2024 to April 2025). This visual tool uses a color gradient to pinpoint counties where New Mexico home values have appreciated versus those that have seen a downturn.

Key County Insights for New Mexico Home Values (April 2025):

    • Hotspots for Growth in Home Values: Otero County (Alamogordo) shows a significant 9.51% year-over-year increase, adjusting its typical home value to $234,036. Other counties with strong growth in New Mexico home values include Quay County (Tucumcari) (+7.62% to $112,367) and De Baca County (+6.15% to $93,293). Los Alamos also registered a healthy 5.57% rise in its already high home values.
    • Counties with Highest Home Values: As noted, Los Alamos County ($596,254) and Santa Fe County ($560,794) continue to command the highest New Mexico home values. Santa Fe saw a modest 0.38% annual increase, but its high baseline maintains its top-tier position.
    • More Affordable New Mexico Home Values: For those seeking more affordable options, counties like De Baca ($93,293), Quay ($112,367), and Hidalgo ($113,450) present some of the lowest typical New Mexico home values.
    • Shifting Tides in Property Values: Some counties experienced a decrease in their typical New Mexico home values. Grant County (Silver City) noted the largest dip at -5.77% (average home value $192,010), with Taos County (-5.16% to $453,284) and Lincoln County (-3.05% to $354,770) also seeing reductions.
    • Stable Markets: Several counties demonstrated minimal change in their New Mexico home values, such as Socorro County, with a marginal 0.02% increase to $190,057.
    • Data Note: For Guadalupe, Harding, and Mora counties, data indicates no year-over-year change in home values, or data was not available for this period.

Spotlight on New Mexico’s Most Populated Counties: Home Values

Delving deeper into New Mexico home values, it’s insightful to look at the state’s most populated areas. As of April 2025, these major counties present a varied landscape of property values and recent growth:

      • Bernalillo County: The typical home value stands at $345,905, with a year-over-year increase of +2.78%.
      • Doña Ana County: Here, the typical home value is $289,389, reflecting a +1.32% change from the previous year.
      • Santa Fe County: Commanding one of the highest New Mexico home values, the typical value is $560,794, with a modest year-over-year change of +0.38%.
      • Sandoval County: Typical home values are around $373,030, showing a +2.37% increase year-over-year.
      • San Juan County: This county offers a typical home value of $258,368, and has seen a notable year-over-year growth of +4.16%.

This data highlights that even within the most populated regions, the trends and current New Mexico home values can differ significantly, offering diverse opportunities and considerations for residents and investors.

Understanding the Current State of New Mexico Home Values

The landscape of New Mexico home values presents a mosaic of diverse local markets. For those navigating New Mexico real estate—whether buying, selling, or simply observing—understanding these county-level property values in NM is crucial. Current trends show some areas with rapid appreciation in home values in New Mexico, while others offer stability or more negotiable conditions. These insights into New Mexico home values should help you better understand the housing market across the Land of Enchantment.

Disclaimer: Data based on Zillow Home Value Index (ZHVI) for April 2025. Market conditions and New Mexico home values can change rapidly.

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.