New Mexico Land for Sale near El Vado Lake State Park
Owner Financing Available! (see details below)
Easily park your RV or mobile home on this partially cleared property just minutes from two of northern New Mexico’s high desert lakes and state parks.
- Graded Driveway & Homesite
- Only 14 mins to El Vado Lake & State Park
- Flat & Buildable
- No Floodplain
- Gate-protected Neighborhood
- Perfect for Mobile Homes & RV’s
- Lowest-Priced 10 acre Lot in the Market
This 10 acre parcel in the El Vado Lake subdivision offers a flat, highly buildable homesite with a graded driveway, cleared pad, light brush, and some newly planted juniper and ponderosa pines, making it perfect for residential or recreational use, including mobile homes and RVs. The property features approximately 436 feet of frontage on Vereda de Venados, a private road, with no floodplain, generally level topography, and two minor arroyo channels well away from the main build area. Utilities are off-grid, ideal for solar power, with well and septic needed, though community potable water and bathrooms are available nearby. The neighborhood is gate-protected with light deed restrictions (mobile homes allowed) and no zoning. Enjoy peaceful, safe surroundings, cheap annual taxes of just $316, abundant wildlife, and quick access to El Vado Lake State Park, Heron Lake State Park, and surrounding public lands for fishing, boating, hiking, and outdoor adventure—all while being one of the lowest-priced 10+ acre properties on the market in this desirable high-desert lake region. 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 Map Legend, then Overlays.
- ADDRESS (street # estimated – use GPS for navigation): 100 Vereda de Venados, Tierra Amarilla, NM 87575
- SIZE: 10 acres
- GPS COORDINATES: 36.575767, -106.686576
- PARCEL #: 1-012-160-148348
- ABRIDGED LEGAL DESCRIPTION: Lot 71, El Vado Lake subdivision, Unit 6, a/k/a “Ranchos Del Vado”, Plat Book E-147, page 1127, February 12, 1982, Office of the County Clerk, Rio Arriba County, New Mexico
- FULL LEGAL DESCRIPTION: view here
- PLAT MAP/SURVEY: view here (get County’s boundary/KML file here – opens 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): 436′ x 1000′
- FLOODPLAIN: none
- WETLANDS: two narrow arroyo channels – one towards back of property and one the clips the NW corner (view wetlands map here)
- ELEVATION: 7018 feet
- TERRAIN: generally flat
- CONDITION: cleared driveway and homesite, light brush, young trees (juniper and ponderosa pines recently planted)
- ACCESS: 436 feet of direct frontage on Vereda de Venados, a private road
- POWER: off grid, best suited for solar power system
- WATER: well would need to be installed or water hauled – potable water available at community center
- WASTEWATER: septic system would need to be installed – bathrooms available at community center
- The built-in savings you receive on all Acretown properties frees up extra money to install a variety of conventional and more modern, non-conventional septic systems, like mound systems, pressurized dosing, plastic chamber leach fields, aerobic treatment, etc. (which have become popular solutions in rare cases of non-satisfactory perc tests).
- TAXES: $316.62 in 2024
- HOA: El Vado Lake
- HOA FEES: $100 per year
- DEED RESTRICTIONS: El Vado Lake CC+R’s
- mobile homes OK – must be skirted
- outdoor bathrooms OK if properly constructed
- livestock OK if fenced
- no commercial operations
- view full doc here
- ZONING: none
- SCHOOL DISTRICTS: Dulce (Elementary) – Dulce (Middle School) – Dulce (High School)
- NEAREST CITIES: Tierra Amarilla < Chama < Santa Fe
- NEAREST AIRPORTS: Santa Fe Regional (2 hrs 8 mins), Albuquerque International (2 hrs 40 mins)
- COUNTY GOVERNMENT:
- Assessor (575) 588-7726
- Treasurer (575) 588-7727
- Clerk/Recorder (575) 588-7724
- Planning & Zoning (575) 588-7254
- County GIS
coming soon . . .
Most importantly, call us for the gate code first!
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: 36.575767, -106.686576
WALKING THE PROPERTY LINES w/YOUR PHONE: We highly recommend downloading Google Earth to your phone if you don’t already have it. Then . . .
- Download the property boundary file (called a KML or KMZ file) here. You may be prompted to click “download” one more time, so do that . . . OR you may be prompted to immediately open the file with Google Earth and, in that case, do that and ignore the remaining steps. Otherwise . . .
- Open Google Earth
- Go to the main menu (the three horizontal lines at the top left of the screen), then Projects > Open > Import KML file > select the KML file you just downloaded (it should show up on that screen).
Now you should be able to see the property lines on the map, and the green dot represents where you’re currently standing. This is a very important tool to learn BEFORE you head out there. Please call us if you have any questions about it.
El Vado Lake State Park is a favorite for anglers and boaters, offering a large reservoir teeming with trout and miles of shoreline perfect for fishing or launching a kayak. Just a short drive away, Heron Lake State Park provides a more tranquil setting, known for its glassy waters ideal for sailing and as a go-to spot for birdwatchers who come to spot bald eagles and osprey. For those who love alpine scenery, the Brazos Summit rewards visitors with sweeping mountain views and high-country hiking that feels truly wild. When it comes to essentials, the nearest grocery stop is in Tierra Amarilla just 22 minutes away, while a wider selection of retail including Walmart can be found in Pagosa Springs, which also features restaurants, hot springs, and medical services. For big city amenities, Santa Fe serves as the nearest major hub, offering everything from arts and culture to international cuisine.
NEARBY – El Vado Lake State Park (15 mins), El Vado Lake (18 mins), Heron Lake State Park (31 mins), Edward Sargeant Wildlife Management Area Trailhead (38 mins), Brazos Summit (42 mins), Echo Amphitheater (46 mins), Las Ranas Lake (51 mins), Upper Red Lake Trailhead (1h07 mins), Canjilón Mountain (1h09 mins), Apache Mesa (1h11 mins), and more!
TIERRA AMARILLA (22 mins, nearest grocery store – Family Dollar)
PAGOSA SPRINGS (1 hr 20 mins, nearest Walmart)
- RETAIL – Walmart, Dollar General, City Market, Natural Grocers, and many more!
- RESTAURANTS – McDonalds, Sonic Drive-In, Santy’s Taco Shop, Subway, Papa Johns, Sage, Kip’s Grill, Chavolos Taqueria, and many more!
- MEDICAL SERVICES? Yes, Pagosa Springs Medical Center, Axis Health System, Alpine Medical Specialty Practices, and more.
- RECREATIONAL – Rocky Mountain Wildlife Park, Nathan’s Hippy Dip Hot Spring, Centennial Park, Worlds Deepest Geothermal Spring, Reservoir Hill Park, Yamaguchi Park, Singing Bridge Footbridge, Pagosa Springs Town Park, and more!
SANTA FE (1 hr 55 mins, nearest major city)
OWNER FINANCING: We do offer owner financing under the following terms:
- Owner Financed Price = $33,300
- Down Payment = $7,000
- Monthly Payment = $894.78
- Term = 3 years (36 months)
- Interest Rate = 10.9%
- No Pre-Payoff Penalty!
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! 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 come from American AgCredit, Rural 1st, or E-Construction Loans and their details are below:
American AgCredit is an excellent land lender for rural properties and they require as little as 15% down on a 15-25 year fixed land loan, with a 7.6% interest rate, and they prefer a credit score of 720 or better. Please contact them by phone at (970) 259-1540. They do serve New Mexico.
Rural 1st is America’s leading land lender for rural properties and they require as little as 15% down on a 10 or 15-year fixed land loan, with no PMI, and they prefer a credit score of 720 or better. Please contact Michael Wirth by phone or email at (502) 553-8152 or michael.wirth@rural1st.com. They do 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.
Call or text Scott directly at 314.639.9777 or email at info@acretown.com if you’d like to discuss an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you.
FOR SALE BY OWNER: We are investors, and are selling this lot For Sale By Owner. You do not need to submit your offer through a real estate agent, and in our experience we close transactions more quickly and easily by having our dedicated transaction coordinator work directly with the Title Company and Buyers. We will also both save money on commission/fees by cutting out agents as the middle men. However, if you feel strongly about working with a realtor, then you’re welcome to have them contact us on your behalf. We do offer 2.5% commission to buyer agents.
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.