The story of this market
The typical home in Torrance County, New Mexico sells for about $238,000, or $193 per square foot.
Prices are up +7.4% from a year ago, so sellers still have some momentum. Homes take about 66 days to sell, which is slow. Over the long run, values in this county have grown 43% since 2000. The biggest natural hazard here is wildfire, which FEMA rates relatively high. HUD's fair market rent for a two-bedroom is $1,384 a month.
HUD sets the fair market rent for a 2-bedroom at $1,384 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Moderate.
Price climate
Every year of price change, 2000–2025
0%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2013 (+20.5%). Worst: 2012 (-22.3%). Hover to read a year.
Monthly price momentum
Home values since 2015
+3.3%
NM · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,902
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
0%
2025 change
FHFA repeat-sales index, median of 2 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
69
Relatively Moderate
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $8,946,527.
Mortgage activity
Home lending in this county
60.7%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 380 | 157 | 60.7% | 1.7% | $140,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Torrance County, New Mexico
The Torrance County housing market remains balanced to soft, characterized by steady demand for rural acreage and entry-level detached housing offset by longer days on market and elevated interest rates. Median sale prices have registered single-digit annual gains around $238,000 to $250,000, presenting a substantial discount compared to Bernalillo and Santa Fe counties. Inventory remains ample with roughly 7 to 8 months of supply, reinforcing buyer bargaining power across the Estancia Valley.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 9 cities · 10 ZIP reports
Median prices moved up 0.3% year over year.
Homes spend a median of 55 days on market with 0.9 months of supply — a fast-moving market.
3% of listings have cut prices · homes sell at 17.78% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 5.8% · poverty 20.4% — a mixed stability profile.
Deterministic aggregate of 8 researched ZIP reports of 10 — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Torrance County, New Mexico — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
researched Sep 29
researched Sep 20
researched Sep 20
researched Sep 30
researched Sep 29
researched Sep 20
researched Sep 29
researched Sep 29
researched Sep 29
researched Sep 29
| 87011 | Claunch | $850,000 | $315 | +2.1% | 48 | 97.5% | 18% | 5.2 | 62 | $2,450 | researched Sep 29 |
| 87014 | Encino | $426,288 | $226 | 0% | 56 | — | — | — | 251 | $1,384 | researched Sep 20 |
| 87016 | Estancia | $390,000 | $256 | -0.2% | 40 | 99.5% | — | 1.9 | 221 | $847 | researched Sep 20 |
| 87032 | McIntosh | $291,000 | $185 | +2.1% | 92 | 96% | 15% | 12 | 12 | $1,150 | researched Sep 30 |
| 87035 | Moriarty | $285,000 | $185 | +2.1% | 68 | 97.5% | 12% | 5.2 | 42 | $1,250 | researched Sep 29 |
| 87036 | Mountainair | $245,000 | $168 | +1.2% | 58 | 96.5% | 18% | 9.2 | 42 | $832 | researched Sep 20 |
| 87042 | Peralta | $445,000 | $152 | +32.8% | 23 | 100.1% | — | — | 21 | $1,384 | researched Sep 29 |
| 87053 | Tajique | $217,208 | $125 | +2.1% | 65 | 98% | 15% | 6 | 12 | $1,150 | researched Sep 29 |
| 87061 | Torreon | $155,000 | $132 | +2.1% | 88 | 96.5% | 18% | 6 | 12 | $1,150 | researched Sep 29 |
| 87063 | Willard | $245,000 | $168 | +2.1% | 42 | 97.2% | 18.5% | 4.8 | 112 | $1,350 | researched Sep 29 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Torrance County experiences property and violent crime rates that track slightly above rural national medians, influenced primarily by property crimes along interstate corridors and isolated rural parcels, while violent crime remains lower than in neighboring urban Bernalillo County.
Public education is provided primarily by Moriarty-Edgewood School District, Mountainair Public Schools, and Estancia Municipal Schools; overall academic ratings range from average to below state averages, though Moriarty-Edgewood facilities generally receive higher local ratings.
Wildfire is a severe hazard in the forested western flanks of the Manzano Mountains, while the Estancia Valley basin faces recurring high-wind events, localized dust storms, flash flooding, and ongoing groundwater depletion concerns in agricultural aquifers.
Economic activity is anchored by agriculture, renewable wind energy developments, local government, and correctional institutions in Estancia, with modest residential growth driven by commuters traveling west along Interstate 40 into the Albuquerque metropolitan core.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. Federal (United States (federal)) — Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) Superfund Liens: Establishes a statutory federal lien upon the parcel running in favor of the United States for all unrecovered cleanup costs, damages, and statutory interest incurred by the EPA. Rate and formula: Direct Dollar-for-Dollar Reimbursement (Lien Amount = Incurred Response Costs + Administrative Costs + Federal (United States (federal)) — Foreign Investment in Real Property Tax Act (FIRPTA) Withholding: Imposes an affirmative withholding tax obligation on the transferee (buyer) to withhold and remit tax on the gross amount realized (gross sales price). The statutory base withholding rate is 15% of the total purchase price (Formula: Tax = Amount Realized × 15%). Exemptions and reductions: (1) 0% wit Federal (United States (federal)) — Federal General Tax Lien Encumbrance: Under IRC § 6321, a statutory lien arises automatically as of the date of assessment and attaches to all real property owned or acquired by the taxpayer.
Commuters primarily use Interstate 40 from Moriarty or State Road 337/NM-14 across the East Mountains into Albuquerque, with drive times running 35 to 60 minutes depending on departure point.
Abundant outdoor recreation is centered in the Cibola National Forest and Manzano Mountains, Salinas Pueblo Missions National Monument, local motocross parks, and vast equestrian/hunting public lands.
Residential permitting activity remains modest, averaging fewer than 40 to 60 single-family and manufactured home placements annually across unincorporated county lands.
The rental market is sparse with very limited multi-family inventory; rentals predominantly consist of single-family detached homes and mobile homes on acreage, with low vacancy but subdued median rent ceilings.
The local economy is supported by government services, agricultural farming (hay, pinto beans, cattle), logistics along the I-40 corridor, regional renewable energy projects, and regional employment commuting to Albuquerque.
Interstate 40 serves as the primary east-west arterial running through Moriarty, supplemented by US-285, US-60, and NM-41; public fixed-route transit is minimal, leaving residents reliant on private vehicles.
County zoning maintains rural residential, agricultural preservation, and limited commercial zoning along major highway nodes, with land use emphasizing groundwater protection.
The Torrance County Assessor assesses real property annually at 33.33% of fair market value, constrained by New Mexico's 3% statutory annual assessment valuation growth limitation on existing residential owner-occupied properties.
Parcels are subject to county operational levies, respective school district operational and debt service millages, soil and water conservation districts (such as Claunch-Pinto or Edgewood), and town municipal millages where incorporated.
Property insurance premiums face upward pressure, especially for parcels in the wildland-urban interface near the Manzano Mountains due to wildfire exposure, while rural windstorm risks also factor into regional underwriting.
- Salinas Pueblo Missions National Monument - Quarai Unit and Visitor Center4.819.5 mi
- Salinas Pueblo Missions National Monument - Gran Quivira Unit and Visitor Center4.829.8 mi
- Salinas Pueblo Missions National Monument - Mountainair Headquarters Visitor Center4.719 mi
- Lewis Antique Auto & Toy Museum4.622.8 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
Preserves three historic Spanish/Pueblo mission sites across Mountainair and Gran Quivira.
Provides trail access, camping, and mountain recreation along the Manzano Mountain range.
Hosts community events and displays Route 66 and regional East Mountain heritage.
Retrieved via Census Bureau QuickFacts and Decennial/ACS data tables for Torrance County, NM.
applies when — Applies to residential parcels governed by a Homeowner Association (HOA) as defined by state statute.
Parcels are subject to the declaration, bylaws, and rules of the association, including the obligation to pay common expense assessments and potential liens for unpaid assessments.
NMSA 1978 § 47-16-1 et seq.
applies when — Applies to the resale of a unit within a condominium association.
The unit owner must furnish the purchaser with a resale certificate containing the declaration, bylaws, rules, and a statement of monthly common expense assessments, unpaid assessments, and other fees. The purchaser is not liable for unpaid assessments exceeding the amount disclosed in the certificate.
NMSA 1978 § 47-7D-9.
Tax is calculated by applying a tax rate (expressed in mills) to the net taxable value. The net taxable value is defined as one-third (33.33%) of the taxable value of the property. The taxable value is generally the market value, subject to statutory limitations on annual valuation increases for residential property. The total tax obligation is the product of the net taxable value and the sum of applicable local and state mill levies.
NMSA 1978 § 7-36-21.2; Property Tax Facts 2021, New Mexico Department of Finance and Administration.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.