New Mexico Land For Sale

Fly Fishing Ackre Lake outside of Alpine, AZ

January 27, 2008 at 5:56 pm · Filed under New Mexico Land Listings

Every dream of fishing a quiet little mountain lake that almost no one knows about ? Ackre Lake rests at an elevation of above 9000′ and is stocked full of Apache Trout. Ackre Lake is located 23 miles south of Alpine, AZ just off of US Highway 191 (formerly 666), also known as the Coronado Trail. The lake is accessed by traveling south of Hannagan Meadow Lodge approximately 1.5 miles, tun right onto Forest Road 8312, travel downhill approximately a half mile, then make a hard right onto Forest Road 8312X. This will take you directly into Ackre Lake.

http://www.AlpineNutriosoRealEstate.com

Ackre Lake is an artificial lure only lake - think dry and wet fly fishing and is also “catch & release only” - you can’t keep them. The lake is surrounded by meadow, so back casting, even for beginners, isn’t an issue. The best results for fishing Ackre Lake is to go very early in the morning, usually just after sunrise and utilize a wet fly. The lake is stocked with Apache Trout, so a lot of your lunkers will only be 8-10″. However, as time goes by these fish wil grow into sizeable fish that will be fun to catch.

There are several nice level camping spots around Ackre Lake with beautiful views looking down into the lake. There are no restroom or trash facilities - this is primitive camping only.

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Alpine, AZ Weather

January 12, 2008 at 3:48 pm · Filed under New Mexico Land Listings

Late fall is here and the weather has turned very chilly in the eastern White Mountains. Alpine, AZ is at an elevation of 8050′ and is considered to be the highest agricultural community in the United States. This means cattle ranching - since there are very few items that will grow at this altitude other than root bearing vegetables such as carrots, onions, beets, potatos, etc.

Alpine typically receives 150″ of snow annually, in 2007 we were right at 150″, but for the previous 10 years we only averaged around 100″ - which is considered to be drought conditions. We’ve had two snows so far this season, a skiff on October 5th - and approximately 2″ on November 9th. Each “snow” yielded approximately 4″ above 9000′ elevation.

Snow is a rare event in late fall/early winter in Alpine. The weather pattern usually keeps the moisture out of our region until February. February to May it can literally snow at anytime and has in the past. Memorial Day weekend 2008 yielded 11″ on the ground, which of course melted off by evening. However some of the more memorable storms are in March - two instances in recent memory yielded 40″ plus dumps that continued for a couple of days. These storms are usally wet and power outages are widespread - figure anywhere from 24-48 hours before the lights go on again. So, if you’re building a home in Alpine, Nutrioso or Greer - it’s a good idea to install manual transfer switches on your main power panel. These switches are fairly inexpensive, less than $500, and will allow you to manually turn off the power from Navopache Co-Op Electric and utilize a generator system for power. A good generator can be had for less than $700.

For more information on Alpine Arizona weather, hiking, flyfishing or Real Estate, please visit:

http://www.AlpineNutriosoRealEstate.com

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Mountain Biking in Alpine, Arizona

January 12, 2008 at 2:44 pm · Filed under New Mexico Land Listings

The eastern White Mountains provideds the best area to mountain bike in the state. Outside of alpine, AZ & Nutrioso, Az there are thousands of miles of National forest Roads with numerous secondary off shoots. Here are a few of my favorite places to ride in the area by Forest Road location :

Terry Flat Loop - Forest Road 56 - Located at the base of Escudilla Mountain this 6 mile loop rides at 9400-9800′. It is best to ride the loop counter-clockwise, in that manner the 1.5 mile steep hill on the western side of Terry Flat can be tackled first, the remaining 4.5 miles of the loop is a full on cruise with speeds in excess of 25 mph. Take a ride along the offshoot ”P” side road for some good technical cranking…

East Fork of the Black River - Forest Road 276 - This scenic tour does not have any offshoots, but is great for Sunday afternoons when the crowds leave. Elevation is around 7700′ and is an easy crusier. Start at the Buffalo Crossing Campground and ride up to the Diamond Rock Campground. There is less than 300′ elevation change and it’s close to a 14 mile trip up and then back down. Proceeding north beyond Diamond Rock is a gut wrenching uphill slog for those that love punishing their thighs.

Blue Road - Forest Road 281 - A great late fall, winter or spring ride “down on the Blue”. Start out at the Upper Blue Campground and ride down to the Blue Crossing, approximately a 12 mile round trip. You will be cruising along on a fairly hard packed gravel Forest Road at 5500 - 5300′ elevation. Don’t bother riding there in the summer unless you really like rattlesnakes and 90 degree temperatures. There are no offshoots to the “Blue Road” as the road is located in the Blue Range Primitive Area.

Red Hill Road - Forest Road 567 - You’ve really got to like going uphill for hours on end to ride this punishing road. Start at the bottom of the Blue River and ride up to US191 and then back down. It’s a 26 miler with over 4000′ of vertical ! The good news is going down hill is better than the best video game you’ve ever played - speeds in excess of 35 mph are common. Watch out for the cows in the middle of the road when you cruise the downhill corners, narrowly missed one two years ago and ended up bundling over the bars into the bar ditch.

Indian Springs Trail - Trail # 627 - Located just southeast of Big Lake this trail can get some serious traffic. A designated hiking and biking thoroughfare designed for begining to intermediate riders. This 7 mile loop takes you from just over 9000′ to just above 8600′ and then exits you uphill on the old Apache Railway Maverick Line - a super sweet 4% grade on the way out. This is a great place to do multi-loops, hang-out, then do a few more.

For more information about mountain biking, hiking and real estate - Please visit my website at :

http://www.AlpineNutriosoRealEstate.com

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Hiking in Alpine, Arizona

January 10, 2008 at 1:45 pm · Filed under New Mexico Land Listings

Alpine, Arizona rests on the eastern edge of the Mogollon Rim in the White Mountains very close to New Mexico. Alpine is completely surrounded by the Apache National Forest and is adjacent to the Gila National Forest in New Mexico. The combined forests represent over 2 million acres of public land - plenty of room to roam and explore. Here is a quick list of area hikes that may be of interest.

Escudilla Trail - This trail is accessed from the Terry Flat Loop on Escudilla Mountain, the trail is approximately 7 miles round trip and rises from an elevation of 9350′ to the summit of Escudilla Mountain at 10,877′. Generally the trail is a 3-4 hour hike depending on the weather and physical condition.

East Baldy Trail - This trail is usually accessed from State Route 273 off the Big Lake Road. The road is currently under construction and is slated to re-open next spring. The East Baldy Trailhead is currently (9/29/08) accessed from the West Baldy Trailhead and utilizing the Crossover trail - approximately a 4.5 mile hike to the trailhead.

West Baldy Trail - This trail is currently accessed (9/29/08) from Northwoods Road in Greer, Arizona. There is a temporary trailhead on State road 273 with about a one mile hike to the actual trailhead at Sheeps Crossing. the trail is axcellent for the first two hours, however “blow down timber” after that point makes it almost impossible to route find unless you’ve been on the trail beforehand. Hopefully, the Forest Service will rectify this problem once SR 272 in re-opened in the Spring of 2009.

Grant Creek Trail - This trail is located in the Blue Wilderness Area and rises from an approximate elevation of 5500′ to over 9600′ on the KP Rim and then down to 9300′ at Hannagan Meadow. This 13.5 mile trail takes the hiker from high dsert to towering ponderosa pines and fires in a difficult but doable day hike. It is best to drive a vehicle down to the Grant Creek Trailhead and leave another vehicle at Hannagan Meadow. the trailhead on “the Blue” wil lrequire an immediate crossing of the Blue River, so be prepared to strip off your shoes. the area was also burned twice in the last 5 years in Paradise Park - approximately half way up the trail - route finding will be difficult without a guide or carry a GPS.

For more information on area hiking, fishing and real estate please visit my website at: http://www.AlpineNutriosoRealEstate.com

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Alpine Arizona Real Estate

January 7, 2008 at 3:04 pm · Filed under New Mexico Land Listings

As an area Realtor I’m often asked “Why is land so expensive in Alpine ?” True, we command $100k per forested sub-divided acre and around $40k for a meadow acre. The reason is pure supply and demand - Alpine is less than 10 square miles of private land surrounded by the Apache & Gila National Forests which compromise over 2 million acres of public land. While desert dwellers are sweltering away in 110 degree summer heat, we’re building fire in our fireplaces at night to stave off 40 degree temperatures and relaxing on our back decks during the day in 75 degree temperatures.

“So, What’s happening in the Alpine real estate market currently ?” Well, we’re slow, but not as slow as the Realtors in Tucson and Phoenix. I’ve been able to keep at least a couple deals in escrow through most of this economic crisis. The reason is that Alpine is still an extremely desireable second home destination. We’re less than 5 hours from Phoenix, Tucson, El Paso, Las Cruces or Albuquerque. Folks that have always wanted to own a home in Alpine still kinder those hopes and are nosing around for possible deals. Unfortunately, our market pricing has only dropped between 10-15% this fall, which is about par for this time of year. winter is coming and the Sellers don’t mind shaving a little off the price to get those properties moved before the snow sets in.

“How much snow does Alpine actually receive annually ?” Historically we receive around 150″ a year, from 2006-1996 we received less than 100″, in 2007 we received the normal amount. Amazingly, most of the snow arrives in February, March, April and early May. Although last Memorial Day weekend in 2008 we received an 11″ surprise snow storm. I had already removed the 8′ plow from my pickup and watched my wife blow down the driveway in 4hi on her way out to the main road.

For more information on Alpine Arizona Real Estate please visit :

http://www.AlpineNutriosoRealEstate.com

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Developer seeks future tax funds for $113 million infrastructure costs

November 27, 2007 at 11:13 am · Filed under New Mexico Land Listings

LAS CRUCES - Come Tuesday, the Doña Ana County Board of Commissioners will decide whether to give an initial approval to a development company seeking millions of dollars in future tax revenue for infrastructure in a huge development near Santa Teresa.

The El Paso-based Verde Group is requesting the county commission commit to dedicating 75 percent of the project’s future sales tax revenue toward public infrastructure.

At issue will be a new financing mechanism, which has drawn its share of critics and proponents.

Under the mechanism - called a Tax Increment Development District - Verde would front $113 million for projects, roughly half of the estimated cost of infrastructure for its first development. The company would eventually be reimbursed from the sale of bonds, which would be repaid by sales tax revenue coming from within the boundaries of the development.

The Verde Group is requesting three TIDDs - two for industrial parks and one for the company’s first housing development, a 5,000-lot subdivision called Rialta Mesa. The tax districts, allowed by a relatively new state law, would be the first-ever in the unincorporated areas of Doña Ana County, as well as some of the first-ever in New Mexico.

Advocates have argued the districts will stimulate economic development in Santa Teresa and encourage the sort of large-scale master-planning the county wants to promote. Critics, however, have said the tax districts amount to an unnecessary subsidy for a developer in a region where growth is likely to occur regardless of whether tax districts are in place. In addition, they say the county risks siphoning off tax revenue that might be needed in other areas.

The Verde Group has contended the development won’t go forward without the tax districts, as well as a second type of financing it plans to request from the county later on. Also, the company has said an approval Tuesday is critical to keep on a time line of starting construction next year. In addition to the county commission, two state boards would have to sign off on the proposal soon for it to reach the next level of authorization, the state Legislature, which convenes in mid-January.

What’s a TIDD?

To establish a TIDD, state law calls for counties or cities to set base years for tax revenue within a district, which is a defined geographical area. Up to 75 percent of the county and state’s revenue above that level in years to come would go to repay infrastructure bonds.

The Verde Group’s proposed TIDDs are all located near the international border, along Pete V. Domenici International Boulevard. The proposed base year is 2006.

Eligible projects range from sidewalks, to streets, to lighting to wastewater treatment facilities, though it’s up to the county or city to work out agreements with a developer about what improvements qualify for reimbursement.

The state law allows for both property and sales tax to be diverted to TIDDs. The Verde Group has said it’s seeking sales tax only.

A financial adviser for Doña Ana County has estimated the three TIDDs would generate nearly $1.1 million to repay bonds in 2011 and roughly $7 million by 2020.

Doña Ana County wouldn’t be liable for failed bonds, but officials have said a default would reflect poorly on the county.

The county would take over infrastructure after it’s built, and, after bonds were paid off, Doña Ana County and the state would resume collecting the full portion of tax revenue.

New to New Mexico

A statute allowing for Tax Increment Development Districts cleared the Legislature in 2006, after being promoted heavily by developers of a 12,900-acre, Albuquerque project called Mesa Del Sol.

Though the financing mechanism is new to the state, it’s a take on tax increment financing that has been used in other parts of the country for years.

Tax increment financing originated in California in the 1950s as a way to revitalize blighted urban areas, said Toby Rittner, executive director for the Ohio-based Council of Development Finance Agencies. He said the concept spread, and the number of states adopting tax increment financing has boomed in the last 15 years.

“You saw states start to bring it on in the late ’80s, early ’90s, but then you really see them start using it in the ’90s,” he said.

Tax increment financing, which pledges future tax revenue to pay off bonds, was initially applied only toward revitalization efforts, but it was soon adapted to include so-called greenfields - previously undeveloped, vacant land. The Verde Group’s development would fall into this category.

The Verde Group’s TIDD proposal is one of two in Doña Ana County. The city of Las Cruces is in the midst of considering a tax district, as well. The proposal differs from the Verde Group’s because it will encompass an area of existing development in the city’s downtown region. That tax district is aimed at funding revitalization-related projects.

The greenfield debate

Some critics, including San Miguel resident James Kadlecek, object to the use of TIDDs in greenfields, especially those located on the outskirts of metropolitan areas.

Kadlecek, a former director for the Mesilla Valley Economic Development Alliance, said he believes the region proposed by Verde is bound to grow because of its proximity to El Paso. Because of that, he said, the Verde Group’s project doesn’t warrant creating a TIDD.

“The area there is clearly in the pattern of growth for El Paso metro,” he said. “Development is going to happen there, we don’t need to provide an incentive for it. … It just seems to me this company is asking the public to pay for costs they ought to be able to pay for themselves. ”

Kadlecek said he doesn’t mind the use of tax districts in Verde’s two industrial areas because those could result new jobs.

Rittner said the use of tax increment financing in greenfields isn’t uncommon. He estimated roughly 30 to 40 percent of tax increment financing is applied to previously undeveloped areas.

Kadlecek’s said one of his main concerns is the type of infrastructure that will be paid for using public dollars. Historically, the county has footed the cost of some infrastructure, including portions of arterial roads and trunk lines for utilities, while developers have picked up the tabs of projects such as streets and the extensions of utilities to lots.

County Manager Brian Haines has assured money from TIDDs in Verde’s projects will go toward infrastructure the county has typically paid for, such as water and utility systems.

In addition, Haines said, the tax districts will take the guesswork out of anticipating where growth is going to occur, something that has been problematic for the county in the past. Haines pointed to the county’s sale of bonds for a water utility in Santa Teresa in 1996.

“We were waiting in hopes development would occur, and we still only have 12 or 15 customers,” he said.

The Verde Group has said previously that constructing needed infrastructure from the ground up would be too costly for the company. Verde also plans to petition the county for a Public Improvement District, a PID. This type of financing adds a new assessment to a homeowner’s lot, on top of property tax. Revenue repays bonds for infrastructure.

Verde executive Jack Darnall emphasized the company won’t move forward unless the financing is approved.

“We can’t do the project without a TIDD and a PID,” he said, after an informational session last month with county commissioners. “We need both for it to work economically.”

Future tax flow

Tax district opponents also argue that the financing option would tie up future tax dollars. But advocates say the tax revenue wouldn’t exist without new development, which hinges on the creation of TIDDs.

Good Jobs First, an organization based in Washington, D.C., has several criticisms for tax increment financing, including that it diverts tax revenue from a local government’s general fund.

“Once you create this TIDD, up to 75 percent of the tax … can only go to subsidize the development,” said Greg LeRoy, executive director for Good Jobs First. “It can’t go to support any other activity outside of the TIDD.”

LeRoy said New Mexico’s statute is farther-reaching than most because it allows as much as 75 percent of the state’s share of sales tax to be diverted, in addition to a county’s or city’s portion.

County Commissioner Kent Evans said he’s “leaning toward approval” of Tuesday’s measure, mostly because he feels it will benefit the county in the long-run.

“I think they (Verde) really do need this to get started,” he said. “I think the returns are going to outweigh the investments. It’s going to benefit us all.”

TIDD proponents also highlight that the county and state will receive their full portions of tax revenue once bonds are paid off.

County Commission Chairwoman Karen Perez expressed doubts the county will able to maintain infrastructure in the large development while bonds are being paid off. She said that’s an especially important concern, considering infrastructure in most of the county’s rural areas isn’t up to par.

“Can the county take on more infrastructure and services?” she said.

Master-planned community

The Verde Group’s Rialta Mesa is the first part of a master plan for a development that could one day hold between 70,000 and 100,000 people.

Verde executives have said the development, designed with a so-called new urbanism style of planning, will feature retail centers and schools interspersed throughout homes, reducing the need to travel. In addition, trails and bicycle pathways would link the community, and the development would emphasize retaining open space. They say a mix of housing types is proposed.

The style is in contrast to the typical large-scale development in the Las Cruces area, which often results in high-density homes punctuated by occasional strip malls.

County Commissioner Bill McCamley said his decision will come down to a comparison of the benefits of a TIDD and the costs.

“If a developer can show far and above what a normal developer would go, as far as schools, open space, I think it’s up to the county to consider incentivizing development,” he said.

McCamley said he likes what he’s seen of Verde’s plans so far, but he does have some concerns, including whether the county can guarantee a portion of homes will be considered affordable housing.

McCamley, who’s running for New Mexico’s 2nd Congressional district seat, said he plans to disclose at Tuesday’s meeting that he has received campaign contributions from Verde executives. He said he doesn’t plan to recuse himself from the vote.

“I’ll make decisions based on what is, in my assessment, the best policy for Doña Ana County,” he said. “There will be no other reasons for my decisions.”

Questions remain

Rittner said his organization, Council of Development Finance Agencies, promotes sound use of financing tools. He said an important consideration on the part of government officials is setting policies that outline how tax increment financing will be used and then ensuring individual proposals match up with them.

Goals might be to only use it in cases of revitalization or to improve housing in an underserved market.

In addition, Rittner said, governments should take steps to keep the public informed about the process.

County Commissioner Dolores Saldaña-Caviness said she generally likes the Verde Group’s proposal, but she’s not certain she agrees with dedicating 75 percent of future sales tax.

“We need to make sure the interests of Doña Ana County are protected, no matter what we do,” she said. “We have to make sure we do everything right.”

Perez said she hasn’t decided how she’ll vote Tuesday, but her decision will hinge on how well questions about specifics of the proposal are answered by county staff. She said the county’s review of the Verde Group’s application for TIDDs, has reminded her of how advocates of a tax related to Spaceport America pushed that item through the county commission early this year, when unanswered questions remained.

“There’s a lot of loose ends, and really I’m getting flashbacks to the spaceport, in that people are saying: “We’ll work out the details later,’” she said.

Kadlecek said the county is setting a precedent in how it deals with TIDD requests. He said he thinks officials should consider decreasing the percentage of tax revenue that will be dedicated to the tax districts or perhaps limiting the use of TIDDs to the industrial areas only.

“At the very least, I hope the county does some hard negotiating,” he said.

Source: By Diana M. Alba Sun-News reporter
Diana M. Alba can be reached at dalba@lcsun-news.com

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Albuquerque, New Mexico remains as the top 10 buyers market

October 23, 2007 at 12:08 pm · Filed under New Mexico Land Listings

North West Markets Named to Top Real Estate List
Destin, FL (FV Newswire) - Driven by exceptionally strong local economies the top 10 Housing Predictor buyers markets at the halfway point of 2007 are expanding across the nation from the southern half of the country into the Greater Pacific North-West. Seattle, Washington and Portland, Oregon have been named to the top 10.

The top 10 buyers markets have the highest probability of reaching their forecast appreciation of more than 250 local housing markets forecast by Housing Predictor, which forecasts the best buyers markets annually and updates the forecast at the mid-way point of each year.

Five Texas markets remain on the list, including McAllen in second place, Dallas and Houston. Texas has the strongest real estate market statewide in the nation, despite an increase in foreclosures in some areas.

Seattle’s exceptionally strong local economy pushed by growth in high-tech and the booming aerospace industry has pushed the housing market to new heights. Sales have begun to slow, but through at least the end of 2007 the market should remain strong, and perhaps even last into 2008.

Portland, Oregon has also been added to the top 10 buyers markets, mainly because of its long endurance for appreciation with the growth of industry producing higher employment levels in the community. Portland has seen home prices nearly triple in the last decade in some areas. The volume of sales in Portland, however, like many other areas of the nation have begun to slide over the past few months, but it should be at least several months before pricing levels begin to deteriorate.

Housing Predictor forecasts more than 250 local housing markets in all 50 U.S. states and has become a major resource for homeowners, real estate investors and potential home buyers. It’s independent unbiased forecasts have proven to be more than 85% accurate.

With a market that shows little signs of slowing, Albuquerque, New Mexico remains as the top 10 buyers market with forecast appreciation of 9.1% through the end of the year. Albuquerque is bulging with nearly one million residents, attracted to a warm climate and a growing industrial community, including a new movie studio and airplane factory.

The southern half of the nation is experiencing a migration of new residents never witnessed before in the nation’s history as more U.S. residents move from colder climates to the warmth of the southern half of the country.

To see the entire top 10 buyers markets forecast, your own market forecast and search for real estate listings and foreclosures visit http://www.housingpredictor.com

Source: http://www.financevisor.com/

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New Mexico Land Prime for Winemaking

October 2, 2007 at 1:28 pm · Filed under About New Mexico, New Mexico News

Winemakers take medals at state fair

New Mexico State Fair showcases best work of state’s winemakers winners were best of show awards for commercial wineries went to Tim and Tom McGinn of Arena Blanca Winery in Alamogordo and Paolo D’Andrea of Luna Rossa Winery in Deming.

In addition to best of show, wines are awarded gold, silver and bronze medals. Leading medal winner in the commercial competition was Luna Rossa Winery with four golds, seven silvers and four bronzes.

The next Southwest Regional Vine and Wine Educational Conference will be held Feb. 29-March 1 in Albuquerque.

For complete State Fair winemaking competition results, visit the New Mexico Vine & Wine Society’s Web site at www.vineandwine.org/2007Results.htm.

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New Mexico Governor Opposes Coal Power Plant on Navajo Land

September 11, 2007 at 12:31 pm · Filed under New Mexico News

A great step by the governor to protect New Mexico’s land:

SANTA FE, New Mexico (ENS) New Mexico Governor Bill Richardson today expressed his opposition to a new $2 billion, 1,500 megawatt coal-fired power plant proposed for Navajo Nation lands in northwestern New Mexico near the Four Corners area.

“I am gravely concerned about the potential environmental impacts of the proposed Desert Rock Energy Facility,” said the governor, who is a candidate for the Democratic presidential nomination. “Each new conventional coal plant built without significant carbon dioxide controls is a step backwards and does not move us towards a future of more safe and efficient energy use,” Richardson said.

“The estimated 12 million tons of carbon dioxide emitted each year from the Desert Rock Energy Facility would increase New Mexico greenhouse gas emissions by about 15 percent, making my aggressive greenhouse gas reduction goals difficult – if not impossible – to meet.”

source: mywire.com; Environment News Service, July, 2007

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New Mexico dodged the worst of the sub-prime lending crisis.

August 31, 2007 at 11:06 am · Filed under New Mexico Land Listings

If there is any good news in the sub-prime mortgage scandal, it is that New Mexico is coming out relatively unscathed in the number of risky loans within the state. An article from New Mexico Business Weekly (below) highlights some of the reasons.

“Mortgage Shakeout… The subprime lending crisis has touched Thornburg and Frost in New Mexico, but the state has dodged the worst due to fewer risky loans.

While the nationwide mortgage credit quality crisis spawned by lax subprime lending has had an impact on New Mexico, the state has been spared the worst of the carnage that has claimed dozens of lenders around the country.

The reasons? Two big mitigating factors have helped lessen the impact: a below-average percentage of subprime lending, and the fact that much of subprime volume is done by out-of-state lenders.”

source: New Mexico Business Weekly - Aug. 31, 2007 by Mark Fogarty

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New Mexico Land For Sale

Fly Fishing Ackre Lake outside of Alpine, AZ

Alpine, AZ Weather

Mountain Biking in Alpine, Arizona

Hiking in Alpine, Arizona

Alpine Arizona Real Estate

Developer seeks future tax funds for $113 million infrastructure costs

Albuquerque, New Mexico remains as the top 10 buyers market

New Mexico Land Prime for Winemaking

New Mexico Governor Opposes Coal Power Plant on Navajo Land

New Mexico dodged the worst of the sub-prime lending crisis.

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