South Valley, Albuquerque, NM—87104
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — South Valley, Albuquerque, NM
As of Oct '25, the median home price in South Valley, Albuquerque, NM is $347,000, with a year-over-year change of 3.3%. This indicates that home prices in South Valley, Albuquerque, NM are increasing. According to Zillow, the 1-year price projection is 1.7%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $347,000 | 3.3% |
| Single Family | $349,000 | 2.9% |
| Condos | $290,000 | 3.6% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $227,000 | 2.3% |
2 Bed | $288,000 | 2.9% |
3 Bed | $387,000 | 3.8% |
4 Bed | $610,000 | 6.5% |
| 5 Bed | N/A | N/A |
% of Housing Stock
Rental Trends — South Valley, Albuquerque, NM
As of July '25, Rentcast reports the average rent in South Valley, Albuquerque, NM is $2,060, with a year-over-year rent change of 10.8%. Per bedroom, the median rent as of July '25 in South Valley, Albuquerque, NM is studios: $500, 1-bedrooms: $1,420, 2-bedrooms: $1,930, 3-bedrooms: $2,340, 4-bedrooms: $7,750. The most common rental property sizes in South Valley, Albuquerque, NM are 2-bedroom and 3-bedroom, accounting for 37.4% and 22.8% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,550 | $2,060 |
| Studio Rent | $500 | $500 |
| 1 Bed Rent | $1,180 | $1,420 |
| 2 Bed Rent | $1,300 | $1,930 |
| 3 Bed Rent | $2,300 | $2,340 |
| 4 Bed Rent | $5,500 | $7,750 |
% of Rental Stock
Property Listings — South Valley, Albuquerque, NM
As of Oct '25, Realtor.com reports that the median days on market for a home in South Valley, Albuquerque, NM is 76. This is a increase of 3.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 36.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $556,000 | -1.0% |
Listing Count | 45 | 12.0% |
| Listings as % of Homes | 0.3% | 12.0% |
Days on Market | 76 | 3.0% |
Demographics — South Valley, Albuquerque, NM
As of the latest ACS Survey released in 2023, South Valley, Albuquerque, NM has a population of 13,400, which has remained stable by -0.9% over the past 5 years. South Valley, Albuquerque, NM is a moderately popular place for families, as children make up 24.3% of the population. The area has a highly educated workforce, with 47.7% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 16.4% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 13,400 | -0.9% |
% Under 18 | 24.3% | 14.1% |
% Seniors | 23.9% | 32.0% |
% WFH | 16.4% | 241.7% |
% w/ College Degree | 47.7% | 16.6% |
As of the latest ACS Survey released in 2023, South Valley, Albuquerque, NM is a predominantly hispanic area, with 55.3% of the population identifying as hispanic. The hispanic population has shrunk by 14.7% in the last 5 years. The second most common race or ethnicity in South Valley, Albuquerque, NM is white, making up 35.0% of the population. Foreign-born residents account for 5.7% of the population in South Valley, Albuquerque, NM, and this percentage has decreased by 17.4% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 35.0% | 14.0% |
% Black | 3.5% | 169.2% |
% Hispanic | 55.3% | -14.7% |
% Asian | 1.0% | 100.0% |
% Foreign Born | 5.7% | -17.4% |
Mortgage and Risk — South Valley, Albuquerque, NM
According to HUD data as of 2023, there were 152 mortgage originations in South Valley, Albuquerque, NM, of which 89.0% of loans were conventional mortgages. The average loan-to-value was 55.0%, with 16.0% above 90% LTV (elevated). This implies medium mortgage risk in South Valley, Albuquerque, NM. Investor activity is low, as 3.0% of loans were by investors. 12.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 152 |
% Conventional Loans | 89.0% |
% Government Loans | 11.0% |
% Investor Loans | 3.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 12.0% |
Loan Activity
Rentals and Section 8 — South Valley, Albuquerque, NM
As of 2024, the percent of homes in South Valley, Albuquerque, NM under the Section 8 program is 18.5%. This is considered high, suggesting that the neighborhood is heavily composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In South Valley, Albuquerque, NM, none of the tracked home sizes currently have HUD payment amounts above market rent, suggesting limited Section 8 opportunity.
Section 8 Market Size
Total Units under HUD | 400 |
Total Units Section 8 | 362 |
% Rentals under Section 8 | 18.5% |
% Occupied Section 8 | 74.2% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$120 | $1,180 | $1,060 |
| 2 Bedroom | $0 | $1,300 | $1,300 |
| 3 Bedroom | -$480 | $2,300 | $1,820 |
| 4 Bedroom | -$3,340 | $5,500 | $2,160 |
Affordability — South Valley, Albuquerque, NM
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 4.6 |
| Median Home Price | $347,000 |
| Median Household Income | $67,700 |