City · 114,197 residents · Doña Ana County, New Mexico
Las Cruces, New Mexico
In Las Cruces, a typical home is worth $231,700 and typical rent is $974 a month. Compared with all of Doña Ana County, the share of households that own their home is 10 points lower.
Typical home value from Zillow, September 2021 to September 2026: from $228,202 to $287,447.
Typical rent
$1,439a month
▲ 1.9% more than 12 months ago
Typical rent from Zillow, September 2021 to September 2026: from $1,132 to $1,439.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Las Cruces is in Doña Ana County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Doña Ana County. See the county
What this place has that others do not, from public data, most unusual first.
1
Nearby, in Chaparral, the typical home value is $109,300: 53% less than in Las Cruces ($231,700).
2
Nearby, in Anthony, the typical rent is $561: 42% less than in Las Cruces ($974).
3
Las Cruces has the 4th lowest homeownership rate of the 46 cities in New Mexico with more than 5,000 people (56%).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Las Cruces
What homes there are in Las Cruces, what they cost, how that changed and how people live, from Census figures (2020–2024).
What homes there are
U.S. Census Bureau, ACS 5-year, 2020–2024
Kind of home
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Las Cruces
Doña Ana County
New Mexico
United States
Kind of home: Las Cruces and its comparisons
Measure
Las Cruces
Doña Ana County
New Mexico
United States
Detached house
60%
60%
65%
61%
Attached house
5%
3%
4%
6%
Building of 2 to 4
10%
7%
6%
8%
Apartments (5 or more)
17%
10%
10%
19%
Mobile home
8%
19%
16%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
In Las Cruces, 6 in 10 homes are single-family detached houses, about the same as in Doña Ana County.
Year built
Before 19601960–19791980–19992000–20092010 or later
Las Cruces
Doña Ana County
New Mexico
United States
Year built: Las Cruces and its comparisons
Measure
Las Cruces
Doña Ana County
New Mexico
United States
Before 1960
12%
10%
17%
26%
1960–1979
21%
21%
26%
24%
1980–1999
30%
34%
32%
25%
2000–2009
21%
18%
16%
14%
2010 or later
16%
16%
10%
11%
By age, homes in Las Cruces look like those in Doña Ana County: the typical year built is 1991.
There are fewer big homes in Las Cruces than in Doña Ana County: 62% have 3 bedrooms or more, against 68%.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limitUnreliable estimate
Under $100K11%
$100K–$200K28%
$200K–$300K32%
$300K–$500K24%
$500K–$750K4%
FHA limit: $541,287
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Las Cruces and its comparisons
Measure
Las Cruces
Under $100K
11%
$100K–$200K
28%
$200K–$300K
32%
$300K–$500K
24%
$500K–$750K
4%
$750K–$1M
Unreliable estimate
$1M or more
Unreliable estimate
The FHA loan limit for Doña Ana County is $541,287, and about 95% of owner-occupied homes in Las Cruces are worth less than that.
Monthly rent with utilities
Under the limitOver the limitUnreliable estimate
Under $5007%
$500–$99945%
$1,000–$1,49935%
HUD fair market rent, 2 bedrooms: $1,073
$1,500–$1,99910%
$2,000–$2,4992%
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Las Cruces and its comparisons
Measure
Las Cruces
Under $500
7%
$500–$999
45%
$1,000–$1,499
35%
$1,500–$1,999
10%
$2,000–$2,499
2%
$2,500–$2,999
Unreliable estimate
$3,000 or more
Unreliable estimate
HUD's 2-bedroom fair market rent (FMR) for Doña Ana County is $1,073: about 57% of rents in Las Cruces are below it.
With a mortgage
$1,414 a month
Doña Ana County: $1,442 a month
Without a mortgage
$432 a month
Doña Ana County: $416 a month
Owners with a mortgage
58%
Doña Ana County: 51%
Owning costs about the same in Las Cruces as in Doña Ana County: with a mortgage, $1,414 a month; without one, $432.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Las Cruces+49%
Doña Ana County+50%
New Mexico+45%
United States+53%
Typical rent
Las Cruces+24%
Doña Ana County+24%
New Mexico+26%
United States+33%
Typical household income
Las Cruces+29%
Doña Ana County+39%
New Mexico+29%
United States+29%
Change since 2015–2019: Las Cruces and its comparisons
Measure
Las Cruces
Doña Ana County
New Mexico
United States
Typical home value
+49%
+50%
+45%
+53%
Typical rent
+24%
+24%
+26%
+33%
Typical household income
+29%
+39%
+29%
+29%
The typical home value in Las Cruces rose 49% since 2015–2019, about the same as in Doña Ana County (50%).
The typical rent in Las Cruces rose 24% since 2015–2019, about the same as in Doña Ana County (24%).
The typical household income in Las Cruces rose 29% over that time; home values changed +49% and rent +24%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Las Cruces and its comparisons
Measure
Las Cruces
Doña Ana County
New Mexico
United States
Rental vacancy
3.6%
4.1%
5.9%
5.5%
Homeowner vacancy
Unreliable estimate
Unreliable estimate
1.0%
0.9%
More than one person per room
3.6%
4.2%
3.3%
3.4%
People per household
2.38
2.58
2.48
2.53
Drive alone
73%
75%
74%
69%
Carpool
11%
11%
10%
9%
Public transit
1%
1%
1%
3%
Walk or bike
2%
3%
2%
3%
Work from home
11%
10%
12%
15%
Other means
2%
2%
1%
2%
Typical commute
10 to 19 minutes
10 to 19 minutes
10 to 19 minutes
20 to 29 minutes
In Las Cruces, the rental vacancy rate is 3.6%, about the same as in Doña Ana County.
Much as in Doña Ana County, 3.6% of households in Las Cruces have more than one person per room.
Households in Las Cruces are smaller: 2.38 people on average; in Doña Ana County, 2.58.
In Las Cruces, 73% of workers drive alone to work; in Doña Ana County, 75%.
Do the math
What would you pay each month for a home in Las Cruces?
A typical home costs more than the typical income allows
We start with a typical home in Las Cruces, worth $231,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 41% of the typical household income in Las Cruces, which is $55,422 a year. For that payment to be 28% of income, a household would need to earn about $80,207 a year.
The calculator's FHA and conventional loan limits are those of all of Doña Ana County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Las Cruces. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $8,110 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$1,872
at 7.18% · 30 years
Loan amount
$227,503
Total interest
$327,323
Paid off in
November 2056
Includes $3,913 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,293 a month
Tight
$1,293 to $1,663 a month
Hard
more than $1,663 a month
Your payment · 41%
Compared with the typical household income in Las Cruces ($55,422 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$1,541
Property tax
$131
Home insurance
$97
FHA mortgage insurance (MIP)
$102
You need at least $8,110 for the down payment, plus closing costs.
This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.
Total monthly payment $1,872; principal and interest $1,541.
The city and its county
Las Cruces and Doña Ana County
Las Cruces is in Doña Ana County, New Mexico. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
Las Cruces
Map of Doña Ana County, New Mexico, with Las Cruces marked. Around it, the neighboring counties.
Las Cruces
Doña Ana County
Other cities with a page
Las Cruces's own numbers
Typical home value
$231,700
Typical monthly rent
$974
Typical yearly household income
$55,422
Households that own their home
56%
Effective property tax rate
0.68%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Doña Ana County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,073
Price change over 5 years (FHFA)
+51%
Homes in a high flood-risk zone
5.6%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Doña Ana County.
A typical home in Las Cruces is worth $231,700: 5% above the county and 7% below New Mexico. With the typical household income in Las Cruces ($55,422 a year), a typical home costs 4.2 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
Las Cruces4.2 years
Doña Ana3.9 years
New Mexico3.9 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Doña Ana County
According to FHFA’s house price index, home prices in Doña Ana County rose 80% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Doña Ana County.
Yearly change in FHFA’s price index in Doña Ana County, 2016 to 2025
2016: +2.0% +2.0% 2016
2017: +2.7% +2.7% 2017
2018: +4.3% +4.3% 2018
2019: +4.5% +4.5% 2019
2020: +4.0% +4.0% 2020
2021: +13.4% +13.4% 2021
2022: +16.8% +16.8% 2022
2023: +9.8% +9.8% 2023
2024: +2.2% +2.2% 2024
2025: +1.9% +1.9% 2025
Change in FHFA’s price index in Doña Ana County, New Mexico and the United States
Period
County
New Mexico
U.S.
Last year (2025)
+1.9%
+3.1%
+2.9%
5 years (2020–2025)
+51%
+50%
+47%
10 years (2015–2025)
+80%
+82%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
Las Cruces next to Doña Ana County, New Mexico and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
Las Cruces$231,700
Doña Ana$220,800
New Mexico$248,100
United States$332,700
Typical monthly rent
Las Cruces$974
Doña Ana$934
New Mexico$1,067
United States$1,413
Typical yearly household income
Las Cruces$55,422
Doña Ana$56,848
New Mexico$64,059
United States$80,734
See the full table
Las Cruces next to Doña Ana County and New Mexico
Measure
Las Cruces
Doña Ana County
New Mexico
U.S.
Typical home value
$231,700 ▲5% above the county
$220,800
$248,100
$332,700
Typical monthly rent
$974 ▲4% above the county
$934
$1,067
$1,413
Typical yearly household income
$55,422 ▼3% below the county
$56,848
$64,059
$80,734
Households that own their home
56% ▼10 points below the county
65%
70%
65%
Typical yearly property tax
$1,571 ▲6% above the county
$1,480
$1,731
$3,119
Effective property tax rate
0.68% ▲0.01 points above the county
0.67%
0.7%
0.94%
Renters with high rent for their income
57% ▲3 points above the county
54%
50%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Doña Ana County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in Las Cruces
For a typical $231,700 home in Las Cruces, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Las Cruces's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$1,872a month
Least cash to close
Down payment
$8,110
Cash to close
$15,061
Rate
7.18%
Mortgage insurance
FHA MIP · $102
Conventional, 5% down$1,829a month
Down payment
$11,585
Cash to close
$18,536
Rate
7.18%
Mortgage insurance
PMI · $110
Conventional, 20% down, no PMI$1,484a month
Down payment
$46,340
Cash to close
$53,291
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$1,698a month
Down payment
$34,755
Cash to close
$41,706
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Las Cruces
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$1,872
$8,110
$227,503
7.18%
FHA MIP · $102
$15,061
580
Conventional, 5% down
$1,829
$11,585
$220,115
7.18%
PMI · $110
$18,536
620*
Conventional, 20% down, no PMI
$1,484
$46,340
$185,360
7.18%
None
$53,291
620*
ITIN, 15% down (example)
$1,698
$34,755
$196,945
8.18%
None
$41,706
Set by the lender
The option that asks for the least cash to close is FHA, 3.5% down.
Cash to close = down payment plus 3% of the price in closing costs (example).
Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.
Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Las Cruces and for Doña Ana County.
Property tax
Effective rate in Las Cruces
0.68%of the home’s value each year
$1,571 a year for the typical owner in Las Cruces.
Las Cruces0.68%
Doña Ana0.67%
New Mexico0.7%
What New Mexico publishes3 percent cap on the yearly increase in your home's taxable value (New Mexico Legislative Finance Committee ("Property Taxes in New Mexico" brief))
Typical rent in Las Cruces is $974 a month: 4% above the county. In Las Cruces, 57% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Doña Ana County, by unit size. To pay the 2-bedroom one ($1,073 a month) without spending more than 30% of your income, you would need to earn $20.63 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Doña Ana County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$790
$15.19
$31,600
1 bedroom
$975
$18.75
$39,000
2 bedrooms
$1,073
$20.63
$42,920
3 bedrooms
$1,461
$28.10
$58,440
4 bedrooms
$1,692
$32.54
$67,680
Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027
By ZIP code
Fair market rent by ZIP code in Las Cruces
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Las Cruces has 5 ZIP codes with their own.
For 2 bedrooms it runs from $1,010 in 88007 to $1,440 in 88012.
2 of the 5 are above the fair market rent for Doña Ana County ($1,073).
2-bedroom fair market rent in each of the 5 ZIP codes of Las Cruces, beside the one for Doña Ana County. For 2 bedrooms it runs from $1,010 in 88007 to $1,440 in 88012. 2 of the 5 are above the fair market rent for Doña Ana County ($1,073).
2-bedroom fair market rent in each ZIP code
Each line is one ZIP code: in color, those above the county's fair market rent; in gray, the rest.
County: $1,073
Lowest: $1,010 (88007)Highest: $1,440 (88012)
Fair market rent by ZIP code and size in Las Cruces, fiscal year 2027.
88001
$790
$970
$1,070
$1,460
$1,690
88005
$780
$960
$1,060
$1,440
$1,670
88007
$750
$920
$1,010
$1,390
$1,610
88011
$890
$1,100
$1,210
$1,650
$1,910
88012
$1,060
$1,310
$1,440
$1,960
$2,270
ZIP code2 bd3 bd
88001 $1,070$1,460
88005 $1,060$1,440
88007 $1,010$1,390
88011 $1,210$1,650
88012 $1,440$1,960
5 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Las Cruces when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD)Fiscal year 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
HUD lists 22 buildings with rents for lower incomes in Las Cruces. These are the largest.
Walnut Grove1102 E Mulberry Ave, Las Cruces 88001248 low-income homes · Run by Mesilla Valley Public Housing Authority · Average payment: $349 a month · Average wait: 28 months(575) 528-2000
Desert Palms2405 W Picacho Ave, Las Cruces 88007100 low-income homes · Studio: 30 · 1 bd: 20 · 2 bd: 40 · 3 bd: 10 · In service since 2005
Montana Meadows Apts201 Montana Ave, Las Cruces 8800581 homes, 80 low-income · 1 bd: 81 · In service since 2002 · For older adults(575) 524-1873
Vista Montana316 E Foster Rd, Las Cruces 8800580 homes, 79 low-income · 2 bd: 24 · 3 bd: 40 · 4 bd: 16 · In service since 2005
Dona Ana Park I Apartments1900 N Solano Dr, Las Cruces 8800173 low-income homes · For families(575) 524-2524
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
There is 1 HUD-approved agency with an office in Doña Ana County; 1 says it serves in Spanish.
No down payment, repair or rent-help program on our list is for Las Cruces or Doña Ana County. The ones below are statewide in New Mexico: they work in Las Cruces the same as in the rest of the state.
New Mexico state agency fixed-rate second mortgage for the down payment and closing costs of first-time buyers, together with the FirstHome mortgage.Offered by Housing New Mexico (New Mexico Mortgage Finance Authority, MFA).
New Mexico state agency fixed $7,000 second mortgage for the down payment and closing costs of low-income first-time buyers; no monthly payments and forgivable after 10 years.Offered by Housing New Mexico (New Mexico Mortgage Finance Authority, MFA).
New Mexico state agency fixed $10,000 third loan at 0%, for the down payment only, added to FirstDown or HomeNow; repaid in monthly installments over 15 years.Offered by Housing New Mexico (New Mexico Mortgage Finance Authority, MFA).
No legal help resource on our list is for Las Cruces or Doña Ana County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Las Cruces and all of Doña Ana County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in Las Cruces?
The typical home value in Las Cruces is $231,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Doña Ana County it is $220,800.
How much does it cost to rent in Las Cruces?
Typical rent in Las Cruces is $974 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Doña Ana County is $1,073.
What is the FHA loan limit in Las Cruces?
Las Cruces uses the FHA limit for all of Doña Ana County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.
How much property tax do owners pay in Las Cruces?
The typical homeowner in Las Cruces pays $1,571 a year, according to the U.S. Census Bureau. That is 0.68% of the home’s value; in Doña Ana County, the rate is 0.67%.
Where can I find free help to buy or rent in Las Cruces?
There is 1 HUD-approved counseling agency with an office in Doña Ana County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.
