Carson Estates

Only where indicated on the spreadsheet. If we have two or more properties that are next to one another we will always sell them that way as they are inherently and exponentially more valuable than if sold separately. 

No. If they were adjacent we’d combine them into one listing.

No. If you look at the spreadsheet we have linked on this page you’ll see the Legal Descriptions of the properties. These are written logically. Unit 1, Block 1, Lot A would be adjacent to Unit 1, Block 1, Lot B. So on and so forth. If you’re looking at two properties wondering if they’re adjacent - or even close by - simply review the legal descriptions or hyperlinked GPS coordinates.

No. This entire area was subdivided over fifty years ago into quarter acre lots. There is nothing larger, and the only way to get something larger is to purchase adjacent lots. 

Highly unlikely. That much adjacent acreage in this region is the rural land equivalent of a unicorn. But if it’s that important to you we’d encourage you to subscribe to our weekly newsletter or YouTube channel. New properties debut on our site every Friday and are announced in those platforms first. By subscribing to either you’ll be among the first to know should we ever have a listing like that.

No. That’s what the website, the email blast and the YouTube channel are for. 

Quite a few reasons:

1) When the subdivision was first created in the 1960s, these lots were sold as investment properties outside of a rapidly developing Taos community which would “one day soon” be worth a lot of money. Hence, they were sold for expensive prices that precluded most casual investors from purchasing more than one.

2) Environmental laws adapted throughout the state in the 1970’s devalued the viability of a quarter acre lot. Because of this, most of the people who purchased these ten years prior suddenly lost interest in their land. Because they lost interest in the land, they never bothered to insure that the property would transfer to a next of kin upon death. Hence, a lot of dead people own land in this region that their families can’t sell and that we/you/no one can buy.

3) Because most family members/next of kin continue to pay the rather negligible yearly tax bills on the land they don’t own, the land has never been foreclosed on by the state and resold at auction.

4) Because the tax bill is so small, most family members continue to pay it rather than attempt to navigate the probate process required in New Mexico to formally and officially put the land in their names.

5) Because the tax bill is so small, it has to be in default for longer than the customary Three Year period allowed for in New Mexico law before the state will foreclose on it. Put another way, it costs more to resell it at auction than it does to leave it in default accruing interest and penalties.

Yes.

There are a few main, named roads throughout this subdivision such as Sheep Herder Road which are the easiest to navigate. Despite the fact this region receives a decent amount of traffic from the people who call it home, however, most of the other roads are rough and will require a larger truck or off-road capable vehicle to traverse.

No.

No. Taos County Planning & Zoning is fairly laid back about the use of real property within the rural areas of its county, particularly in this subdivision. This is why so many people tend to create ‘alternative’ or ‘unconventional’ housing situations out here like tiny homes, shipping container homes and yurts and why this area has become such a haven for the Earth ship community.

Yes.

According to Taos County zoning law, people are allowed to park/live/camp in their RV for up to 180 Days. And with that said, it’s questionable anyone is enforcing this timeline.

That’s the conventional wisdom, yes, but the reality is there are numerous “work-arounds” when it comes to getting permits to build. Most of the “¾ acre restrictions”, particularly in regards to septic installation, have to do with New Mexico Environmental Law. Numerous “green” alternatives, however, have been created in recent years which may make it easier or more affordable to circumvent the traditional septic system regulations. For further questions about this, we recommend you explore the NM EPA’s website here or contact their offices at (505) 827-2855.

Our understanding is that for lots under ¾ of an acre, septic options may include Advanced Treatment Units, Split Flow Systems and ET Beds. All buyers, however, are strongly encouraged to contact the NM EPA with specific questions about septic systems, septic installation, proper permitting, etc. Additionally, if your intention is to build on the land, you may want to address your questions to vendors in the local Taos County region.

Probably, but questions like this are best addressed to the Taos County Planning & Zoning office, whose number is (575) 737-6440.

Not throughout the subdivision, no, but obviously the closer you get to the highway and other homes, the closer you’ll get to power and hence, the more affordable it may be to get power extended to your property. It should be noted, however, that solar panels and other alternative forms of energy are very popular in this region as traditional sources of power may either be too impractical or prohibitively expensive to get extended and installed. Anyone looking to build in Carson Estates should anticipate relying on alternative energy sources as the primary method for powering their new home site.

Our understanding is that the water table is quite deep out here. It may not be impossible to drill a well though it may be prohibitively expensive.

Holding tanks and rainwater catchment systems are popular alternatives and are used quite a bit in this region. We’ve heard of a communal well that exists out here where residents can pay a nominal fee for a gallon of water. That being said, we can’t substantiate this and all buyers are encouraged to investigate this potential source of water on their own.

Having no first-hand experience with it ourselves, we can’t speak to this issue directly. That being said, we’ve had a number of people scout properties in this region and no one has ever reported any problems using their smart phones to locate the lots.

Yes. Please do. We encourage anyone who’s going to buy from us to view the land they’re interested in prior to purchase.

No. We’re investors, not realtors. Additionally, we have no office in New Mexico nor staff on standby waiting to give people guided tours.

It’s easy. Each listing page will have an interactive map you can study to locate both the property as well as the best route to take to access it. In addition, there are a number of mapping apps which can help with locating vacant land or land which doesn't have a formal address. MapRight is one our photographers use all the time and recommend highly. 

In addition, anyone purchasing from us will be provided with GPS coordinates for the four corner points and center of the parcel. While these are not a substitute for having the land professionally surveyed, they can provide a reasonable sense of the property's location.

No.

Not recently and not by us, no.

This entire region was platted out years ago. Stakes or pins may have been used to mark property boundaries but it’s questionable whether they still exist or can be found. While they may be there, we’re not making that guarantee to our buyers.

The GPS coordinates we give you to locate the lots are fairly accurate and should get you to a location that will give you an excellent sense of precisely what chunk of land it is that you’d be buying. For a specific sense of where the lot begins and ends, it is ultimately best to hire a local surveyor.

Three reasons:

1 - For our purposes of creating listings, we have software that tells us everything we need to know about the property’s size, shape and location.

2 - We never know if our end buyer will want or require a survey.

3 - If the survey costs us $1,000 we’re simply going to goose the price of the land $2,000. Hence, it’s ultimately cheaper for the buyer to pay for the survey themselves.

The GPS coordinates we typically provide for our listings are ones we get from software that pulls its data from county records. Because our software does not provide the same degree of insight about lots in this region it suggests that while most of Taos County is online, the necessary mapping files for this region were never computerized or digitized. That of course is just speculation. Whatever the case, the coordinates provided on our listing pages are ones gotten directly from conversations with the County GIS office.

As is to be expected, because the County GIS has other things to do with their time besides look up the approximate locations of lots in their county, they do not go out of their way to provide the same breathe and depth of information to us that we normally like to provide to our buyers. As with all the properties we sell, we encourage our buyers to get the land surveyed, particularly if they plan to construct a home or fence on the property. This is especially true of these lots, whose coordinates were gotten from a third party who does not have the same obligations for accuracy to us that we have to you. We’ve checked the coordinates off a plat map overlay on Google Earth, and have tweaked anything that seemed incorrect. Keep in mind, however, we’re eye-balling a one dimensional map on a three dimensional globe, so there’s going to be greater room for error than if these coordinates had come from our software.

Yes. That said, it’s unlikely you’ll get much from reviewing them but they are linked here - Unit 1, Unit 2, Unit 3, Unit 4, Unit 5, Unit 11 - and in the gallery at the bottom of this page. For anything more specific than this, such as a particular Block or Lot, you’ll have to contact the County Clerk’s office directly and request a plat of that specific region. If such a plat is available, it’ll likely provide more detail than what can be found on the Unit maps.

Simply click the ‘Buy Now’ button at the top of the listing page of the property that interests you most. This is the blue/turquoise square with the price and the words ‘Buy Now’ written on it. We also have ‘Buy Now’ links in the spreadsheet. Simply find the property that interests you and then navigate over to the N and O columns of the sheet. ‘Buy Now’ buttons are also linked there.

You can try and we’re certainly willing to entertain the attempt, but most title companies in Taos County won’t insure land in this region. Because of this, it’s best to call them in advance and find out if they’ll cooperate with such an effort before discussing the purchase/potential down payment with us.

We’ve heard a number of excuses from Spanish land grant issues dating back a couple hundred years to the fact the Clerk’s office burned down in the 1930’s. In our estimation, however, it comes down to typical title company apathy and indifference (Translation: there’s not enough money in it for them).

Yes.

Quarter Acre Lots - $300 Down + $100/Month x 16 Months

Half Acre Lots - $500 Down + $100/Month x 24 Months

No Financing is offered on lots greater in size than a half an acre.

Only if you pay it off as slowly as humanly possible.

Our contracts contain only pre-payment incentives and no pre-payment penalties.

Additionally, every contract will come with a 90-Days-Same-As-Cash clause.

To see an example of one of our generic land contracts, click here.

If you pay us all the money at once, it will be deeded into your name immediately. If you elect to finance the land, we will not deed it into your name until such a time as all the payments have been made. Until that time, the land contract linked above will be the document that demonstrates your equitable interest in the property.

As soon as you give us money, it’s yours to do with as you please.