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Full Year JAN-DEC 2015

Executive Summary

How is the Las Cruces Real Estate Market?


1. Homes sales are up over 45% since their low in 2011. In the last 3 years there has continued to been a steady increase in sales (up 18.7%).

2. The Median Price of Homes Sold which had been steadily falling since 2006 with a lowest level in 2012. Since time home prices have steadily increased year over year and are up 8.7% since 2012.

3. It is important that homeowners and even their REALTORS who think that homes have continued to depreciate, and there has been no recovery are looking at old history. An average 1700SF home purchased in 2008 did indeed see its value fall from 2008 to 2012, but as 2016 begins its value has recovered back to its value in 2008, and it is expected that there should be actual appreciation going forward.

4. Looking at 2015 and back over the past 3-4 years we can confidently say that the Overall Market is moving steadily and relatively rapidly forward towards being fully recovered.


  • Demand = Sales are up.
  • Supply = is down -Listings are at their lowest level in 10 years.
  •  Home Prices are up year over year steadily over the past 3 years.
  • This alignment of Supply and Demand and resultant Prices has made a huge step forward in 2015.
  •  Absorption Rate has dropped to levels very close to being in balance.
  •  Price Range Segmentation shows us that the largest segments of the Market are virtually completely balanced.
  •  The New Home Market is thriving and making a nice recovery

This segment of our Market still represents too large a number of home (14% of sales). They are low priced (median price $100,000). Foreclosures are competing with the resale market. These buyers are not consuming regular resales. This problem is out of our control since the banks independently control this Market

6. Finally when we eliminate the Foreclosures and the small number of under $100,000 homes, we are now looking at what we should call the "real" Resale SFH Market.

This is where the bulk of Buyers and Sellers meet. It represents 85% of the Resale Listings and 75% of the Sold Homes.

This is the Market that we should have. It has an overall Median Price of $172,000 versus the Overall Market of Price of $153,250 which includes foreclosures and <$100,000 homes. In this Market Segment homes now sell for an average of $100/SF instead of $95. Now, at $100/SF, we have fully restored the value of "average" home to 2008 levels. We caught up to 7 years of a sluggish Real Estate Market. We have every reason to believe our Market going forward should bring home owners appreciation and Home Buyers should buy at the "Fair Market Price."

Regardless of any popular opinion, a home in good condition, location, and with up-to-date amenities should be priced in comparison to "its competition" in the "real" resale home market.

Want the full report and data? Click on the link to dowload the full report for free!


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