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County in New Mexico

Sandoval County, New Mexico

Sandoval County is a county in New Mexico with 153,604 residents, No. 4 of 33 by population. In Sandoval County, the FHA loan limit for a one-unit home is $541,287, and a typical home is worth $313,800. To rent a 2-bedroom apartment at Fair Market Rent ($1,384 a month) without going over 30% of your income, you need to earn about $26.62 an hour.

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  • Typical home price

    $313,800

    +26% vs. New Mexico −6% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Sandoval
    • New Mexico
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $1,384 a month

    +8% vs. New Mexico −21% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Sandoval
    • New Mexico
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Sandoval
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.73% of value per year

    +4% vs. New Mexico −22% vs. U.S.

    $2,296 a year for the typical owner

    • Sandoval
    • New Mexico
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$373,280
0.6% more than 12 months ago
Typical rent
$1,879 a month
2% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Sandoval County today?

With an FHA loan and the minimum down payment, a typical home would cost about $2,548 a month: 35% of the typical household income here. For that payment to be 28% of income, a household would need to earn about $109,188 a year; the typical income here is $86,636. The typical home value is 26% more than in New Mexico overall. 84% of households own their home, more than in New Mexico (70%). The typical property tax is $2,296 a year (about 0.73% of home value), higher than in New Mexico.

50% of renter households spend 30% or more of their income on housing.

Sources: U.S. Census Bureau (Average 2020–2024).

Only here

What sets Sandoval County apart

  1. Of the 30 counties in New Mexico with this figure, Sandoval County has the highest typical rent: $1,427.

  2. Nearby, in McKinley County, the typical home value is $78,700: 75% less than in Sandoval County ($313,800).

  3. Sandoval County has the highest typical rent in its area: $1,427, more than any of its 6 neighboring counties; next is Santa Fe County ($1,389).

  4. Sandoval County has the 2nd highest typical household income of the 32 counties in New Mexico with this figure ($86,636).

  5. Sandoval County has the 3rd highest homeownership rate of the 33 counties in New Mexico (84%).

  6. From 2020 to 2025, home prices in Sandoval County rose 57% on FHFA's index, faster than in New Mexico (50%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Sandoval County

What homes there are in Sandoval County, 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

The detached house rules in Sandoval County: 84% of homes, more than in New Mexico (65%).

Year built

Here half of the homes date from 1997 or later; in New Mexico, from 1985 or later.

There is more room for a big family here: 79% of homes have 3 bedrooms or more, against 64% in New Mexico.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

By price, most homes in Sandoval County sit under the FHA limit for this county ($541,287): about 86%.

Monthly rent with utilities

Measured against HUD's 2-bedroom fair market rent ($1,384), about 48% of rented homes in Sandoval County cost less.

With a mortgage

$1,671 a month

New Mexico: $1,564 a month

Without a mortgage

$475 a month

New Mexico: $451 a month

Owners with a mortgage

62%

New Mexico: 52%

The typical cost for an owner with a mortgage in Sandoval County is $1,671 a month, more than in New Mexico ($1,564); without one, $475.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Sandoval County rose 56%; in New Mexico, it rose 45%.

The typical rent in Sandoval County rose 28% since 2015–2019, about the same as in New Mexico (26%).

The typical household income in Sandoval County rose 36% over that time; home values changed +56% and rent +28%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureSandoval CountyNew MexicoUnited States
Rental vacancy 7.1%5.9%5.5%
Homeowner vacancy Unreliable estimate1.0%0.9%
More than one person per room 2.8%3.3%3.4%
People per household 2.682.482.53
Drive alone 71%74%69%
Carpool 8%10%9%
Public transit 1%1%3%
Walk or bike 1%2%3%
Work from home 17%12%15%
Other means 2%1%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes

In Sandoval County, the rental vacancy rate is 7.1%; in New Mexico, 5.9%.

Much as in New Mexico, 2.8% of households in Sandoval County have more than one person per room.

On average, a household in Sandoval County has 2.68 people, more than in New Mexico (2.48).

Many people here do not commute at all: 17% work from home; in New Mexico, 12%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in Sandoval County?

A typical home is tight for the typical income

We start with a typical home of $313,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 35% of the typical household income here, which is $86,636 a year. For that payment to be 28% of income, a household would need to earn about $109,188 a year.

Your numbers

Local data
$

Starts at the typical home value in Sandoval County. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $10,983 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$2,548

at 7.18% · 30 years

Loan amount
$308,116
Total interest
$443,307
Paid off in
November 2056

Includes $5,299 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,022 a month

  • Tight

    $2,022 to $2,599 a month

    Your payment · 35%

  • Hard

    more than $2,599 a month

Compared with the typical household income in Sandoval County ($86,636 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,548
Principal & interest$2,087
Property tax$191
Home insurance$131
FHA mortgage insurance (MIP)$139

You need at least $10,983 for the down payment, plus closing costs.

Next step

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.

Buying a home

Buying a home in Sandoval County

Here you'll see how prices have changed, how Sandoval County compares with New Mexico and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Sandoval County rose 97% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here New Mexico United States
In 2025 +2.0% +3.1% +2.9%
5 years (2020–2025) +57% +50% +47%
10 years (2015–2025) +97% +82% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Sandoval County compared with New Mexico and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Sandoval $313,800
  • New Mexico $248,100
  • United States $332,700
Typical rent a month
  • Sandoval $1,427
  • New Mexico $1,067
  • United States $1,413
Typical household income a year
  • Sandoval $86,636
  • New Mexico $64,059
  • United States $80,734
See the full table
Sandoval compared with New Mexico and the United States
MeasureHereNew MexicoU.S.
Residents153,6042,120,246334,922,499
Typical home value$313,800$248,100$332,700
Typical household income$86,636$64,059$80,734
Typical rent$1,427$1,067$1,413
Fair Market Rent (2 bedrooms)$1,384$1,282$1,750
Hourly wage to rent a 2-bedroom$26.62$24.65$33.65
Typical property tax$2,296$1,731$3,119
Effective tax rate0.73%0.7%0.94%
Households that own their home84%70%65%
Renters spending 30% or more on rent50%50%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: New Mexico shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Sandoval County

For a typical $313,800 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $2,548 $10,983 $308,116 7.18% FHA MIP · $139 $20,397 580
Conventional, 5% down $2,490 $15,690 $298,110 7.18% PMI · $149 $25,104 620*
Conventional, 20% down, no PMI $2,022 $62,760 $251,040 7.18% None $72,174 620*
ITIN, 15% down (example) $2,312 $47,070 $266,730 8.18% None $56,484 Set by the lender
  • 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.

Everything about buying in Sandoval County: income, limits and help How much house can I afford? Closing costs

Loan limits

FHA loans in Sandoval County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Sandoval County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Sandoval County, the typical owner pays $2,296 a year: about 0.73% of the home's value. That is close to the rest of New Mexico and less than the national average.

  • Sandoval 0.73%
  • New Mexico 0.70%
  • United States 0.94%

What New Mexico publishes 3 percent cap on the yearly increase in your home's taxable value (New Mexico Legislative Finance Committee ("Property Taxes in New Mexico" brief))

Exemptions and deadlines in New Mexico

Is there a flood risk?

According to FEMA, in Sandoval County 3.8% of homes (1,936) are in a high-risk flood zone. Of those homes, 19% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Sandoval County

The natural hazards FEMA measures in Sandoval County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

FEMA rates the natural hazard risk in Sandoval County as relatively low.

To rate it, FEMA weighs the expected loss with social vulnerability and community resilience.

In Sandoval County, FEMA expects natural hazards to cause $31.5 million in losses a year, counting buildings, people and crops.

Of all the hazards, FEMA expects inland flooding to do the most damage to buildings: about $20 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively moderate $20 million a year
  2. EarthquakeRelatively low $2.8 million a year
  3. WildfireRelatively moderate $2.1 million a year
  4. TornadoVery low $137,003 a year
  5. Winter weatherRelatively moderate $12,106 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Sandoval County is in climate zone 5B of the home energy code (IECC): cold.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. EPA

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Seal air leaks and add insulation in the attic: ENERGY STAR says it lowers the chance of ice dams on the roof in snowy climates. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Put clear plastic film over the windows: it is inexpensive, cuts drafts, helps the house feel warmer in winter and reduces moisture on the glass. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$28.43$17.62 and $39.09
Plumbers, pipefitters and steamfitters$30.72$17.93 and $42.27
Heating, air conditioning and refrigeration mechanics$27.46$18.36 and $36.43
Roofers$22.01$17.97 and $36.83
Carpenters$28.89$20.00 and $38.20
Painters, construction and maintenance$22.21$18.35 and $30.50
Maintenance and repair workers, general$22.55$16.44 and $37.68

An electrician earns about $28.43 an hour in the Albuquerque, NM area, and a plumber, about $30.72.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Sandoval County

The typical rent in Sandoval County is $1,427 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

50% of renter households in Sandoval County spend 30% or more of their income on housing. 21% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $977 $18.79 $39,080
1 bedroom $1,112 $21.38 $44,480
2 bedrooms $1,384 $26.62 $55,360
3 bedrooms $1,902 $36.58 $76,080
4 bedrooms $2,242 $43.12 $89,680

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Sandoval County

Programs and counseling in Sandoval County

We didn't find HUD-approved agencies with an office in this county. These are the 5 nearest; many serve by phone or online.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A father and mother walk their son by the hand down the sidewalk.

HUD counseling is free or low-cost

New Mexico down payment programs

  1. FirstDown

    New Mexico state agency fixed-rate second mortgage for the down payment and closing costs of first-time buyers, together with the FirstHome mortgage

    First-time buyers only. Run by Housing New Mexico (New Mexico Mortgage Finance Authority, MFA).

    Repayable Verified November 5, 2026

  2. HomeNow

    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

    First-time buyers only. Run by Housing New Mexico (New Mexico Mortgage Finance Authority, MFA).

    Forgivable Verified November 5, 2026

  3. FirstDown Plus

    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

    First-time buyers only. Run by Housing New Mexico (New Mexico Mortgage Finance Authority, MFA).

    Repayable Verified November 5, 2026

Which programs do I qualify for? See all New Mexico programs

Help in Spanish in Sandoval County

2 of the 5 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • Housing Authority of the Village of Cuba Public housing (575) 289-3499

Free legal help

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.

Find legal aid (lsc.gov)

Housing counseling nearby

These are the nearest agencies, with the distance in miles. Many help by phone or online. Official HUD list. Confirm hours and fees with the agency before you go.

  • Southwest Neighborhood Housing Services, Inc.

    6301 4th St NW Ste 5, Los Ranchos · 40 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (505) 243-5511

  • Homewise, Inc.

    500 2nd St. SW, Albuquerque · 44 miles away · Spanish

    Also serves in American Sign Language (ASL).

    • Budget and credit workshops
    • Pre-purchase counseling
    • and 1 more
    (505) 243-6566

  • United South Broadway Corporation

    1500 Walter St SE, Albuquerque · 45 miles away

    • Mortgage delinquency and default
    (505) 764-8867
See every agency in New Mexico

Places

Cities in Sandoval County

Each city has its own page with prices, rents and help. These are the largest.

See all 3 cities of Sandoval County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Sandoval County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Sandoval County in 2026?

Sandoval County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Sandoval County?

Sandoval County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Sandoval County?

The typical home value in Sandoval County is $313,800 (Average 2020–2024, U.S. Census). Across New Mexico it's $248,100.

How much does it cost to rent in Sandoval County?

Sandoval County has a typical rent of $1,427 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,384 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Sandoval County?

About $26.62 an hour working full time (2,080 hours a year), or $55,360 a year, so the fair market rent of $1,384 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).