LINCOLN COUNTY, NM | 1.02 acres | Stunning Mountain Views | Power & Water | No HOA! For Sale

Reserve This Property
$500 deposit · Fully refundable during the first 10 days

Own This Property for $13k Down + $938/month – No Bank, No Credit Check!

New Mexico Land for Sale near Ski Apache & Ruidoso

Wake up to breathtaking New Mexico mountain and valley views from your own private acre near Ruidoso! This 1.02-acre vacant property in Lincoln County sits at the end of a quiet cul-de-sac in Sun Valley, offering an exceptional combination of privacy, views, easy access, and buildable terrain — all just minutes from the attractions and amenities of Ruidoso.

• No HOA fees!
• Gorgeous Mountain & Valley Views
• Easy Access w/Paved Road Frontage
• Perfect for Walkout Basement-style Home
• Power & Water Available
• Surveyed
• Only 10 mins from Riudoso; 34 mins to Ski Apache
• Abundant Wildlife
• Priced Well Below Market
• Owner Finanncing Available: $13k down, $938/month – No Bank, No Credit Check

The real showstopper is the view. The property looks out over beautiful mountain and valley scenery, with the backyard providing an especially attractive setting for a future custom deck, patio, or outdoor entertaining area. Imagine stepping out of your future home each morning with expansive New Mexico mountain views right outside your back door. The slope and setting allow for breathtaking views, especially with a walkout basement-style home, allowing you to take advantage of the natural grade while creating additional living or recreational space.

This isn’t a property sitting along a busy through-road either. Located at the end of a cul-de-sac, the lot offers a greater sense of privacy and separation from surrounding traffic. And there’s plenty of wildlife to complement the peaceful setting. In fact, elk were spotted on the property while photography was being taken. Deer and wild horses are also abundant in the area.

You get the privacy of a cul-de-sac without sacrificing convenient access. The property has paved road frontage, making it easy to reach your future homesite year-round. Power and water are available at the cul-de-sac, providing an important head start when planning your future home. A survey is also available from the Seller, giving you useful information as you begin planning your build.

There are no HOA fees associated with the property. The Sun Valley CC&Rs apply, providing neighborhood standards intended to help preserve the quality and character of the surrounding community without the burden of ongoing HOA dues.

You won’t have to travel far to enjoy everything the Ruidoso area has to offer: 10 minutes to Ruidoso & groceries, 22 minutes to Ruidoso Downs & Walmart, 34 minutes to Ski Apache. That puts skiing, hiking, mountain recreation, shopping, dining, horse racing, and other attractions within easy driving distance. You get the feeling of being tucked away in the mountains while remaining close enough to town for everyday convenience.

If you’ve been dreaming of building a private mountain home with incredible views, a backyard deck overlooking the valley, and easy access to Ruidoso, this Lincoln County property deserves a serious look. Grab it today at an unbeatable Acretown price!

Call or text Scott directly at 314.639.9777 or email info@acretown.com if you have any questions or would like to make an offer.

Si habla español, por favor pida por Andy en nuestro equipo y él estará encantado de ayudarle.

We’ve posted a lot of info below – including critical instructions for visiting the property – so please keep reading!

Best Deal in the Market – Check Zillow or Redfin and You’ll Agree!

After opening this map, you may see even more information about the area by clicking on the Layers & Basemaps button at top right.

• CASH PRICE: $59,900
• OWNER FINANCED DEAL: $13k down, $938/month – no bank, no credit check (see full details in FINANCING section below)
• ADDRESS (reference address – use GPS for navigation): 213 Snow Park Rd, Alto, NM 88312
• SIZE: 1.02 acres (approximate; acreage to be verified)
• GPS COORDINATES: 33.415072, -105.676499
• PARCEL #: 4071059504174000000
• ABRIDGED LEGAL DESCRIPTION: Lot 21, Block 6, Sun Valley, Lincoln County, New Mexico
• FULL LEGAL DESCRIPTION: view here
• PLAT MAP/SURVEY: view here (recorded November 28, 1995, Cabinet F, Slide 330); get the approximate boundary/KML file here – open in Google Earth
• TITLE: General Warranty Deed (clean – no back taxes, no liens)
• MINERAL RIGHTS: any mineral rights we own will convey to buyer (we have no knowledge of severance of mineral rights by a previous owner)
• DIMENSIONS (approximate): starting at NW corner, 328’ SE x 35’ SW curved along the cul-de-sac frontage x 271’ W x 300’ N to POB
• FLOODPLAIN: none
• WETLANDS: approximately 0.10 acres (view map here)
• ELEVATION: 7,431 feet
• TERRAIN: sloped (ideal for walkout-basement style home)
• CONDITION: undeveloped, mostly wooded
• ACCESS: 35 feet of direct frontage on Snow Park Rd, a paved public road
• POWER: available at the cul-de-sac
• WATER: available at the cul-de-sac
• WASTEWATER: septic system would need to be installed
• TAXES: $230.00 in 2025
• DEED RESTRICTIONS: Sun Valley
  • residential use only
    • one site-built single-family home
    • maximum two stories
    • minimum size = 1200 sf
  • setbacks: 50 feet front (30 feet with Architectural Control Committee approval); 15 feet from side and rear
  • lots cannot be subdivided
  • any exterior construction begun must be completed within one year, except for acts of God
  • no horses, livestock, or poultry
  • view full rules here
• ZONING: R-1 Residential (Sun Valley deed restrictions above are more restrictive)
• SCHOOL DISTRICTS: White Mountain Elementary – Ruidoso Middle School – Ruidoso High School
• NEAREST CITIES: Ruidoso (15 mins), Ruidoso Downs (22 mins), El Paso (2 hr 48 mins)
• NEAREST AIRPORTS: Sierra Blanca Regional Airport (15 mins), Roswell Air Center (1 hr 35 mins), El Paso International Airport (2 hr 48 mins)
• COUNTY GOVERNMENT:
  • Assessor: (575) 648-2306 ext. 115
  • Treasurer: (575) 648-2397 ext. 2
  • Clerk / Recorder: (575) 648-2394 ext. 3
  • Planning & Zoning: (575) 258-1232
  • County GIS

coming soon . . .

OWNER FINANCING: We do offer owner financing under the following terms:

• Owner Financed Price = $65,900
• Down Payment = $13,000
• Monthly Payment = $938.00
• Term = 7 years (84 months)
• Interest Rate = 10.9%
• No Pre-Payoff Penalty!
• No Bank, No Credit Check!

We have a two-week waiting period after the posting of our original MLS listing before we open up the owner-financing option. Also, if you would like to make a larger down payment in exchange for a slightly lower interest rate and/or fewer payments, we can certainly accomodate that, so just let us know! Or you don’t have the full payment now but expect to have it within the next 60 days? We may be able to custom design an installment plan that works for you, so just reach out to us and ask. If you’d like to buy this property via owner financing, call or text Scott directly at 314.639.9777 or email him at info@acretown.com and we’ll get you set up!

OUTSIDE FINANCING: Your best deal for third-party financing will probably come from AgTrust Farm Credit or E-Construction Loans and their details are below:

AgTrust Farm Credit is one of the best local lenders in the area for rural properties and they require as little as 15% down up to a 30-year term, with interest rates as low as 9%, with no pre-payoff penalties. Feel free to contact them by phone at (505) 861-5447 for more information, or feel free to visit their nearest office at: 19554 Hwy. 314, Belen, NM 87002. They serve New Mexico.

E-Construction Loans, Tim Jarvis, timjarvis@sbcglobal.net, (408) 238-4606: Tim is a land lender and offers loans at 10% down, 25-year amortization and a balloon payment in 10 years. Please contact him for all the details. They do serve New Mexico.

Located in the scenic high country of southern New Mexico, this location offers immediate proximity to premier outdoor destinations like Ski Apache, which provides over 750 acres of skiable terrain and world-class zip lining just 45 minutes from the property. Anglers and nature lovers can visit Alto Lake and Recreation Area, a popular spot for trout fishing and paddle boating situated only 5 minutes away. The vast Lincoln National Forest surrounds the area, offering hundreds of miles of diverse trails for hiking and mountain biking through dense ponderosa pine groves. For everyday essentials, Ruidoso is only 10 minutes away for grocery shopping via an Albertsons or Dollar General, while the nearest Walmart is located just 22 minutes away in Ruidoso Downs, which is also home to the famous Ruidoso Downs Racetrack & Casino. Ante up!

NEARBY – Alto Lake and Recreation Area (5 mins), Ruidoso Winter Park (2 mins), Flying J Ranch (5 mins), Grindstone Lake (20 mins), Cedar Creek Recreation Area (15 mins), Wingfield Park (18 mins), Hubbard Museum of the American West (20 mins), Monjeau Lookout (22 mins), Ruidoso Downs Race Track & Casino (22 mins), Fort Stanton Historic Site (22 mins), Ski Apache (34 mins), and more!

RUIDOSO (10 mins), nearest grocery store – Dollar General & Albertsons

RUIDOSO DOWNS (22 mins), nearest city with Walmart

• RETAIL – Walmart, Walgreens, O’Reilly Auto, Dollar General, Family Dollar, Albertsons Market, Lawrence Brothers IGA, and more!
• RESTAURANTS – McDonald’s, Taco Bell, Sonic Drive-In, and more!
• MEDICAL SERVICES? Yes, Lincoln County Medical Center, Ruidoso General Hospital, Walgreens, and more.
• RECREATIONAL – Ruidoso Downs Race Track, Hubbard Museum, Billy the Kid Casino, and more!

EL PASO (2 hr 48 mins), nearest major city

• RETAIL – Cielo Vista Mall, The Fountains at Farah, Sunland Park Mall, Target, and more!
• RESTAURANTS – Cattleman’s Steakhouse, Whataburger, Chick-fil-A, and more!
• MEDICAL SERVICES? Yes, University Medical Center of El Paso, Las Palmas Medical Center, Del Sol Medical Center, and more.
• RECREATIONAL – El Paso Zoo, Franklin Mountains State Park, Wyler Aerial Tramway, and more!

You can go view the property at your convenience – owner does not need to accompany. Please call/text us to let us know you’re heading out, so we can (1) confirm its availability (our land does sell fast), and (2) ensure we have our phone on us in case you need help or have any questions. We’d appreciate a couple hours notice if possible. In case you lose cell phone service, it may be helpful to print off as many helpful documents as you can before you head out there.

DRIVING DIRECTIONS: Click HERE to open the destination in Google Maps, and simply enter your starting point to get step-by-step directions.

• From this link, you can press “Directions” (on the left), enter your starting point, and Google Maps will provide you with step-by-step directions.
• You can also click “Send to Phone” if you’re viewing this on your computer
• And “Save” to download the directions so they’ll still work if you lose cell service.

If for some reason you’re having trouble with that link, you can navigate to GPS coordinates: 33.415072, -105.676499

WALKING THE PROPERTY LINES WITH YOUR PHONE: Before visiting the property, we highly recommend installing the Google Earth app and enabling Precise Location. Then:

1. Tap here to open the property boundary map. The Google Earth app should open automatically.
2. Tap Table of contents at the bottom of the screen.
3. Select the property name. Google Earth will take you directly to the property and display its boundary lines.
4. Tap the My Location arrow to see your live position as you walk the property.

The blue dot represents your current location relative to the property lines. We strongly recommend opening and testing the map BEFORE visiting the property.

IMPORTANT: Property boundary maps and phone locations are approximate and should not be treated as a legal survey. Please contact us if you have any questions.

WHY ARE YOU SELLING IT SO CHEAP? We are often asked why we price our properties at below market value, and the answer is really simple: because we can, and that’s our core business model. We are investors who purchase properties at a large volume and deeply liquidated rates, and by passing this discount on to our buyers, we can sell land quickly . . . and more of it! In fact, our average property only lasts 2-3 weeks on the market (vs. industry average of about 6 months).

DISCLAIMER: We attempt to provide detailed, accurate and up-to-date information in our listings, in order to help our buyers to the best of our ability. However, it ultimately remains the buyer’s responsibility to perform their own due diligence and double check any details that are of significant importance to you including acreage, utilities, buildability, and approved/allowable useage for the property. We are happy to help however we can.

Hundreds of buyers have successfully purchased land from Acretown. This simple reservation just holds the property while you review the agreement.

Reserve This Property
$500 deposit · Fully refundable during the first 10 days

$500 DEPOSIT — APPLIED TO PURCHASE — FULLY REFUNDABLE DURING THE FIRST 10 DAYS