Cul De Sac Lot With Power Part Of Enviable East Mountain Community

The subject property is a 2.6 acre cul de sac lot located in Quail Run, a high-end subdivision in Tijeres just ten minutes outside the heart of Albuquerque.

Situated against the backdrop of the Sandia Mountains, the Quail Run subdivision is in the enviable East Mountain region of Bernalillo County. This area is home to a number of exclusive communities featuring custom-built homes. It is an enviable location for professionals who work in the city but who prefer to live in a country setting with more land, better views and greater privacy.

When we speak of property we typically use an address -- 123 Main Street for instance. 

As most vacant land does not have a physical address, however, county governments will identify it in other ways, such as a "legal description", a parcel number or a tax code. The information provided in the table to the right are the ways in which the various state and county agencies will identify this specific parcel of land. These signifiers are important to have when speaking with these agencies - whether they be the assessor, the zoning office, or even the local utilities - and may prove invaluable when initiating conversations about whatever research a buyer intends to do.

Whenever one exists or has been assigned to the land, the physical address will be included in this table.

Roads & Access: The subject property is a cul de sac lot located at the end of Quail Run Road. Like all the roads in this subdivision, Quail Run is paved, in excellent condition, and can be navigated by any vehicle type.

Power & Utilities: Residential power lines can be found servicing a number of developed home sites throughout the Quail Run subdivision including along the Quail Run Road cul de sac. In addition, power lines run along the south or back end of the subject property. Because of this it should be neither difficult nor expensive to get service connected to whatever you choose to build on the land. Anyone looking to investigate the costs associated with getting service to the subject property is encouraged to contact PNM, the local utility servicing this region.

Water Service: While most residents in this region bring water to their property by drilling and installing a well, it should be noted that the Entranosa Water And Wastewater Association is a local utility which services homes throughout the communities in the East Mountain. While Entranosa does not currently service this subdivision, they are always expanding their service area and anyone curious to investigate the costs associated with running water lines to the subject property is encouraged to contact their organization.

Zoning: Quail Run is zoned A-2, Rural Agricultural, a designation created to "preserve the scenic and recreational values in the National Forests and similar adjoining land, to safeguard the future water supply, to provide open and spacious development in areas remote from available public services and to recognize the desirability of carrying on compatible agricultural operations and spacious home developments." To learn more about the A-2 Zoning Designation, please review the PDF linked here.

No HOA: Despite being an upscale region with well-maintained roads, utilities and many respectable home sites, the Quail Run subdivision has no formal HOA and no annual dues associated with land ownership.

Covenants, Conditions & Restrictions: When the Quail Run subdivision was created, the developer drew up a set of covenants and restrictions to run with the land. While most of these are what we like to refer to as "reasonable, good neighbor restrictions" dealing primarily with the disposal of trash and prohibitions on excess noise, there are a few covenants that deal with acceptable structures for the region as well as minimum square footage requirements of those structures. Because of this, anyone considering purchasing the land is encouraged to review the Quail Run Covenants and Restrictions document found here.

Covenants, Conditions & Restrictions, Cont'd: Notable conditions enumerated in the above-linked CCR document include the following: Minimum Square Footage requirements include 1,200 sqft for one story structures and at least 1,000 sqft for two story structures. Guest houses should be at least 200 sqft. Certain livestock are acceptable such as horses, cows and chickens but they may not be raised for commercial purposes. Properties may not be used recreationally, and any camping or RV use is only acceptable while a permanent structure is being built and only then with proper building permits. All structures should be completed within twelve months of ground-breaking.

Architectural Control Committee: While the creation of an Architectural Control Committee was allowed for in the original covenants, none seems to currently exist. In all likelihood one may have been created and then phased out because the local zoning requirements made the Committee redundant and unnecessary.  

The Hemingway Land Company does our best to represent the properties we list as accurately as possible. Our research, however, will always be limited. 

Because of this, included in the table to the right is a list of the relevant state and county governments, agencies and authorities as well as local utilities (and all their respective websites and contact information) which should help to answer any questions a buyer may have about developing this specific property.

Whenever possible it is best to speak with these agencies first as they will always be a far greater source of information about the local region and the regulations which govern it.  

Topography: It should be noted that the subject property has a gradual slope to it, with its highest point being along Quail Run Road or the north end of the property and its lowest point being along the back or south end. This is difficult to discern in most of the photos due to the greater concentration of vegetation at the top of the property. That said, the pitch to the land is one that should not be difficult to develop as other landowners on this same road have successfully built homes on it. Furthermore, we believe that it may even provide a benefit as anyone who does develop the property will have some nice views of the surrounding community, particularly if the home they design has something like a wrap-around wooden deck.

Fencing: Some fencing exists along the eastern boundary of the property. This fencing, however, is relatively minor and will not help to indicate more than one of the property boundaries.

Boundary Markers: In addition to the fencing, the subject property has a number of boundary stakes marking some of the corners of the land. Given the unique shape of the parcel, however, these are probably not an adequate substitute for a formal survey.

Realtor: This property is also listed with New Mexico Realtor Dan Linden of Coldwell Banker. Anyone who would prefer to deal with him directly may contact his office at 505.220.0550 or Dan.Linden@CBLegacy.com.