Los Lunas, NM 87031(Valencia County)

Road Access, Primary Roads: There are a number of major arterials which cut through the Rio Del Oro subdivision from north to south and east to west. They include the Manzano Parkway, the Rio Del Oro Loop and Military Road. These roads are all paved, well-maintained and can be navigated by any vehicle type. In addition, these roads are also clearly marked with street signs and other directionals.

Road Access, Secondary Roads: For however well-maintained and labeled the primary roads are, there are literally thousands of secondary roads throughout this subdivision which are not regularly maintained and whose quality and condition varies from frequently-trafficked dirt and gravel roads, to sandy roads to overgrown roads only discernable from above. Additionally, while all of these roads have designated names per the plat, almost none of them are labeled and almost all of them require a larger truck or off-road capable vehicle to traverse.

Power & Utilities: While many properties in the western parts of the subdivision have or sit in close proximity to power lines and underground utility boxes, overall this is a region largely devoid of utilities. Anyone attempting to build, RV or camp here should expect to rely on alternative forms of power. Any specific property that has power will be noted on the individual listing page. Anyone looking to investigate the costs associated with getting service connected to a specific property is encouraged to contact PNM, the utility company servicing this region.

Cell Reception: It should be noted that despite the lack of utilities in this region, our photographers report a surprisingly reliable cell reception throughout the entire subdivision.

Wells & Water Table Depth: Due to the area it encompasses, it's difficult to give a one-size-fits-all answer to the varying depths of the water table throughout this region. Anyone considering drilling a well here is encouraged to speak with local well drillers for a more accurate sense of cost and logistics.

Legal Access: Yes

Access Road: Rio Del Oro Loop

Access Condition: Dirt Roads

Access Frontage: 40 Feet (Southern Boundary)

Power: Within 2,000 Feet From Subject Property; Solar or Alternative

Phone: Mobile/Satellite

Water: By Well or Holding Tank

Sewer: By Septic/Alternative

ZONING & RESTRICTIONS

Zoning: The Rio Del Oro subdivision is zoned PD or Planned Development. It should be noted that while this designation was created to "encourage comprehensive development rather than traditional parcel-by-parcel development" it does not prohibit such individual property development. This is evidenced by the number of the stand-alone home sites which exist in this region independent of either a formal housing development or city utilities such as water and sewer. In all likelihood, however, these lots were re-zoned as R-1 or Rural Residential when their building permits were issued. To learn more about the PD Zoning designation, please see the attached PDF and to learn more about the R-1 Zoning designation, please see the attached PDF here.

Zoning, Cont'd: The Rio Del Oro subdivision consists of roughly 200,000 parcels. It should be noted that in a subdivision this massive, there will always be zoning anomalies or a small handful of parcels which do not conform to the rest and thus may be designated differently. The above-mentioned designation, however, covers well over 97% of the land in Rio Del Oro.

No HOA: The Rio Del Oro subdivision has no HOA and there are no annual dues associated with land ownership here.

Covenants, Conditions & Restrictions: When the Rio Del Oro subdivision was first created, the developer drew up a set of covenants and restrictions to run with the land. These types of documents normally enumerate rules for development such as acceptable structures and minimum square footage requirements. And while the Rio Del Oro covenants were no exception, in the decades since, this document has been updated and amended in, from what we can tell, every Unit and most Blocks of the subdivision. In most every case the covenants were amended to simply conform to the local zoning. In some cases, certain blocks and lots either retained or reacquired by the developer were reclassified as commercial or public use zones. Additionally, some of the original covenants have either become outdated or unenforceable such as ones that make mention of an Architectural Control Committee which doesn't exist and never did. In short, anyone concerned about the original covenants need only familiarize themselves with local zoning as the two are largely redundant at this point.

The Three Quarter Acre Rule: Anyone looking to build within Rio Del Oro should be aware that because this is a region without city utilities, building permits will not be issued for structures being developed on land less than of an acre in size. This size restriction has to do with the amount of space required for both a conventional well and conventional septic system. While "work-arounds" exist to develop structures on smaller lots (such as a holding tank for water and split-flow systems for septic) in most cases it is ultimately easier and less expensive to simply purchase and develop a parcel which conforms to the acre standard.

Acceptable Structures: As this area is designed with residential development in mind, single family homes are acceptable here as well as mobile and modular homes. Shipping container homes would likely be acceptable if erected per state building code guidelines while tiny homes, yurts and earthship homes would likely be deemed unacceptable. For specific questions about zoning, building plans or the permitting process, buyers are encouraged to contact the Valencia County Planning & Zoning office.

Camping & RVs: RVs are only acceptable here for thirty days at a time or up to twelve months with a building permit. An RV can only be used recreationally and cannot be used as a permanent dwelling. Lots smaller than of an acre in size may be used for such recreational purposes.

Zoning: Planned Development District (PD)

HOA: None

Covenants, Conditions & Restrictions: None

Annual Dues: None

Time Limit On Building: None

TITLE INFO

Title: Free & Clear

Liens and Encumbrances: None

Mineral Rights: None

Recent Survey: None

Title Insurance: None

Conveyance Document: Special Warranty Deed

Suggested Type Of Closing: Notary Close

Doc Prep Fee:$150.00

MISC.

Zone Map: In the interest of helping our buyers narrow their search for the ideal property, we have created a Zone Map which breaks the Rio Del Oro subdivision into eight more easily digestible chunks a few squares miles at a time. This Zone Map has been included in the photo gallery at the bottom of each individual listing page along with a map for that property's specific Zone. Please note that this Zone Map is not something official nor recognized by the County but rather is an invention specific to this website created merely to aid our buyers in their search for land.

The Value Of Adjacent Lots: Because of the way this subdivision was originally platted, as well as zoning and environmental laws that were enacted subsequent to its creation, there is far greater value in combination acreage totaling greater than of an acre in size, especially for anyone looking to build. Because of this, Hemingway Land has done our best to offer adjacent parcels which would surpass the standard building requirement and hence, create greater value for our buyers. Should you already own land in this area and are looking to expand your property boundaries, we encourage you to review our master property list or call our offices to see if the land you're looking for is one we may be listing in the future.

Lot Sizes: While the average lot in Rio Del Oro is a quarter acre in size, due to the number of cul de sacs that have been designed in the plat, there are quite a few parcels which are anywhere from marginally to markedly larger. With this in mind we have done our best to post the exact acreage of a property on its individual listing page. This is especially the case with adjacent lots which may total a larger size than the same number that "standard" lots would normally create. All parcel sizes have been derived through information found on the Valencia County GIS website, and anyone looking to confirm the size of a property we're selling is encouraged to review the information provided on that site.

Pricing: The Hemingway Land Company has attempted to price the properties in this subdivision as affordably and as uniformly as possible with quarter-acre single lots listed for $999, half-acre double lots listed at $2,400, three-quarter-acre triple lots listed for $3,750 and one-acre quadruple lots listed for $5,000. Additionally, we are offering affordable financing options on all our inventory between a half-acre and an acre-and-a-half in size. In some cases, however, certain lots have been priced higher on a price-per-lot basis due to some exceptional feature that the property boasts such as utilities, improved road access or because it sits in a more developed area. Where applicable, each property's specific listing page will describe the differences or particular features of a given parcel.

Pricing, Rio Del Oro vs Rio Grande Estates: Due to the way Rio Del Oro was originally subdivided, as well as the scarcity of larger "buildable" lots, listings in this region tend to be more expensive on a price-per-acre basis than lots in some of the neighboring Valencia County subdivisions. Anyone looking for less expensive property in this same general area is encouraged to review our offerings in the Rio Grande Estates subdivision.

Photography Disclosure: Due to the large volume of inventory we have in this region, unlike other listings on our site, the photos displayed at the bottom of each page will be from the general Zone of a property and not from the parcel itself. We have done our best to get a variety of photos from each specific Zone of the subdivision and in each property's photo gallery we have posted photos we feel most accurately represent the Zone that property is in. Anyone looking for an exact sense of the property, its terrain or surroundings is encouraged to scout the individual listing at their leisure.

Photography Disclosure, Cont'd: Only listings 1.25 Acres or larger (typically priced north of $6,000) will have property-specific photos taken from the land itself.

NEARBY TOWNS

Belen: 13 miles (26 min)

Los Lunas: 15 miles (32 min)

Albuquerque: 35 miles (54 min)

Rio Rancho: 55 miles (57 min)

Santa Fe: 101 miles (1 hr 35 min)

Truth or Consequences: 121 miles (1 hr 51 min)

NEARBY ATTRACTIONS

Things To Do In Albuquerque

Elephant Butte Lake

Rio Metro

Abo Canyon

Alexander Municipal Airport

Bosque Del Apache National Wildlife Refuge

Manzano Mountains State Park

Rio Salado River

Salinas Pueblo Missions National Monument