Housing data for South Valley, NM
South Valley, NM has an estimated 37,120 residents and 14,132 homes (US Census Bureau, 2020–2024 American Community Survey).
It is an unincorporated community in Bernalillo County.
25.6% of households rent.
The median gross rent is $954 a month.
Its population shrank measurably since 2015–2019 (−7.4%).
Figures last updated on .
- Residents
- 37,120 (±1,852)
- Housing units
- 14,132 (±623)
- Households that rent
- 25.6%
- Median gross rent
- $954
- Residents since 2015–2019
- −7.4%
What stands out in South Valley
Homes in buildings of 5 or more units: 3.9% (±1.5 points) in South Valley, lower than in Bernalillo County (18.3%).
Median real estate taxes: $1,508 (±$108) in South Valley, lower than in Bernalillo County ($2,629).
Working from home: 8.3% (±2.0 points) in South Valley, lower than in Bernalillo County (14.9%).
Homes built before 1980: 65.9% (±5.3 points) in South Valley, higher than in Bernalillo County (46.8%).
- Types of homes in South Valley
- Property taxes in South Valley
- Commute and cars in South Valley
- Age of homes in South Valley
Housing in South Valley at a glance
- Median rent: $954 median gross rent a month
- Rent by bedrooms: $952 median gross rent, 2 bedrooms
- Rent burden: 48.1% of renters pay 30% or more of income
- Renters and owners: 25.6% of households rent
- Income and affordability: $58,224 median household income
- Home values: $224,300 median home value
- Homeowner costs: $1,363 median monthly cost with a mortgage
- Property taxes: $1,508 median real estate taxes a year
- Types of homes: 3.9% of homes are in buildings of 5 or more units
- Bedrooms: 60.5% of homes have 3 or more bedrooms
- Age of homes: 65.9% of homes were built before 1980
- Vacancy rate: 3.5% rental vacancy rate
- Heating fuel: 76.1% heat with utility gas
- Commute and cars: 25.6 minutes average trip to work
- Growth: −7.4% residents since 2015–2019
- How long people stay: 18.4% moved in since 2020
- Crowding and facilities: 4.4% of homes have more than 1 person per room
South Valley against Bernalillo County, its state and the nation
| South Valley | Bernalillo County | New Mexico | United States | |
|---|---|---|---|---|
| Residents | 37,120 (±1,852) | 673,930 (exact) | 2,120,246 (exact) | 334,922,499 |
| Housing units | 14,132 (±623) | 302,746 (±209) | 956,964 (±262) | 143,775,355 |
| Households that rent | 25.6% (±3.5 points) | 35.5% (±0.6 points) | 30.0% (±0.4 points) | 34.8% |
| Median gross rent | $954 (±$67) | $1,144 (±$17) | $1,067 (±$11) | $1,413 |
| Median household income | $58,224 (±$5,334) | $69,473 (±$1,449) | $64,059 (±$808) | $80,734 |
| Median home value | $224,300 (±$9,815) | $292,900 (±$3,423) | $248,100 (±$1,957) | $332,700 |
| Median real estate taxes (a year) | $1,508 (±$108) | $2,629 (±$32) | $1,731 (±$19) | $3,119 |
| Built before 1980 | 65.9% (±5.3 points) | 46.8% (±1.0 points) | 42.7% (±0.5 points) | 49.7% |
| Average commute | 25.6 minutes (±1.6) | 22.9 minutes (±0.4) | 23.5 minutes (±0.3) | 26.4 minutes |
| Households with broadband | 81.1% (±3.4 points) | 90.0% (±0.6 points) | 86.5% (±0.3 points) | 91.0% |
| Median age of residents | 41.7 years (±2.5) | 39.5 years (±0.2) | 39.4 years (±0.1) | 38.9 years |
South Valley covers 29.0 square miles of land, about 1,280 residents per square mile (Census Bureau Gazetteer).
How South Valley has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 40,080 (±1,187) | 37,120 (±1,852) | −7.4% | Measurable decrease |
| Housing units | 16,050 (±420) | 14,132 (±623) | −12.0% | Measurable decrease |
| Median gross rent | $709 (±$72) | $954 (±$67) | +34.6% | No measurable change after inflation |
| Median home value | $147,400 (±$7,037) | $224,300 (±$9,815) | +52.2% | Up after inflation |
| Median household income | $39,714 (±$3,870) | $58,224 (±$5,334) | +46.6% | Up after inflation |
| Median owner cost with a mortgage | $1,129 (±$44) | $1,363 (±$61) | +20.7% | No measurable change after inflation |
| Median real estate taxes | $1,259 (±$48) | $1,508 (±$108) | +19.8% | No measurable change after inflation |
| Households that rent | 26.6% (±2.7 points) | 25.6% (±3.5 points) | −1.0 percentage points | Not a measurable change |
| Rental vacancy rate | 6.8% (±3.5 points) | 3.5% (±3.2 points) | −3.3 percentage points | Not a measurable change |
The Census Bureau publishes 2015–2019 dollars in 2019 dollars and 2020–2024 dollars in 2024 dollars.
Prices (the CPI-U, US Bureau of Labor Statistics) rose 22.7% between 2019 and 2024, so a dollar figure’s verdict compares the two after raising the earlier one by that much, using the Census Bureau’s test for a difference.
The two periods do not overlap, as the Census Bureau recommends for 5-year estimates.
Crime reported to police in Bernalillo County
South Valley has no police department of its own in the FBI’s figures, so this is the figure for Bernalillo County as a whole.
In 2025, the police departments that report for Bernalillo County recorded 864 violent and 3,242 property crimes per 100,000 residents.
A county-wide figure describes the whole county, not this place; crime varies from one community to the next.
ZIP codes in South Valley
| ZIP code | Share of the ZIP’s land in this place | Residents | Median gross rent | Median home value | Median household income |
|---|---|---|---|---|---|
| 87105 | 71% | 54,367 | $991 | $220,900 | $55,644 |
A ZIP code is a mail route rather than a boundary, so the Census Bureau publishes figures for ZIP Code Tabulation Areas built from census blocks; the share column says how much of each one’s land lies in this place.
Places near South Valley
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| Albuquerque | 6.9 mi | $1,145 | $291,500 | 38.2% |
| Isleta | 7.3 mi | — | $159,000 | 8.9% |
| Kirtland AFB | 7.4 mi | $1,794 | — | 97.9% |
| Bosque Farms | 11 mi | $897 | $293,100 | 10.9% |
| Los Ranchos de Albuquerque | 11 mi | $1,061 | $492,400 | 19.8% |
| North Valley | 12 mi | $893 | $302,700 | 23.7% |
| Peralta | 12 mi | $1,246 | $299,200 | 17.0% |
| Paradise Hills | 13 mi | $1,361 | $254,600 | 24.3% |
Places in New Mexico most like South Valley
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| Lovington | $1,014 | $166,100 | $68,821 | 27.1% |
| Tularosa | $1,081 | $150,600 | $52,375 | 18.6% |
| North Valley | $893 | $302,700 | $61,498 | 23.7% |
| Carlsbad | $1,236 | $200,000 | $72,306 | 29.8% |
| Paradise Hills | $1,361 | $254,600 | $73,295 | 24.3% |
| Belen | $916 | $166,100 | $42,627 | 26.8% |
Matched on rent, home value, income, the share who rent, the age of the homes, the share in apartment buildings and the commute, each measured against the spread across New Mexico.
HUD Fair Market Rent for South Valley, fiscal year 2027
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $977 | $1,112 | $1,384 | $1,902 | $2,242 |
HUD income limits for South Valley, fiscal year 2026
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $21,100 | $35,150 | $56,250 |
| 2 people | $24,100 | $40,200 | $64,250 |
| 3 people | $27,320 | $45,200 | $72,300 |
| 4 people | $33,000 | $50,200 | $80,300 |
| 5 people | $38,680 | $54,250 | $86,750 |
| 6 people | $44,360 | $58,250 | $93,150 |
| 7 people | $50,040 | $62,250 | $99,600 |
| 8 people | $55,720 | $66,300 | $106,000 |
These are the limits HUD sets for its housing programs in the Albuquerque, NM MSA, where HUD’s median family income for fiscal year 2026 is $100,400.
A program can use its own limits; tax-credit and local programs often do.
South Valley is a census-designated place: an unincorporated community the Census Bureau draws for statistics, with no municipal government of its own.
Survey years: 2020–2024 (American Community Survey 5-year estimates), compared with 2015–2019.
Margins of error are at the 90% confidence level.
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Questions about South Valley
What is the average rent in South Valley, NM?
The Census Bureau publishes the median rather than the average: the median gross rent in South Valley is $954 (±$67) a month (2020–2024 American Community Survey), so half of renting households pay less and half pay more.
How much is a one-bedroom apartment in South Valley?
The median gross rent for a one-bedroom home in South Valley, NM is $794 (±$124) a month (2020–2024 American Community Survey).
Are renters in South Valley rent-burdened?
48.1% of renting households in South Valley pay 30% or more of their income in gross rent, the share housing researchers usually call rent-burdened (2020–2024 American Community Survey).
How many renters are there in South Valley?
South Valley has an estimated 3,379 (±522) renting households, 25.6% of its occupied homes (2020–2024 American Community Survey).
What is the median household income in South Valley?
The median household income in South Valley is $58,224 (±$5,334) a year (2020–2024 American Community Survey).
What is the average home value in South Valley, NM?
The Census Bureau publishes the median: $224,300 (±$9,815) for owner-occupied homes in South Valley (2020–2024 American Community Survey).
Is South Valley growing?
In South Valley, the number of residents went from 40,080 in 2015–2019 to 37,120 in 2020–2024 (−7.4%), a measurable decrease.
What ZIP codes are in South Valley?
The ZIP code that covers South Valley is 87105.
What is the median rent in ZIP code 87105?
The median gross rent in ZIP Code Tabulation Area 87105 is $991 (±$65) a month (2020–2024 American Community Survey).
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — South Valley CDP, New Mexico
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — South Valley CDP, New Mexico
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — South Valley CDP, New Mexico
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — South Valley CDP, New Mexico
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — South Valley CDP, New Mexico
- Total Population (B01003), 2015–2019 ACS 5-year estimates — South Valley CDP, New Mexico
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — South Valley CDP, New Mexico
- HUD Fair Market Rents, fiscal year 2027: Albuquerque, NM MSA
- HUD Income Limits, fiscal year 2026: Albuquerque, NM MSA
- US Census Bureau, American Community Survey 2020–2024 5-year estimates for ZIP Code Tabulation Areas
- Consumer Price Index for All Urban Consumers (CPI-U), US city average, all items, US Bureau of Labor Statistics: annual averages 2019 and 2024
- US Census Bureau, 2024 Gazetteer Files
To check these figures in the Census Bureau’s own API, request the variables below from the 2024 ACS 5-year data profile (acs/acs5/profile) for South Valley CDP, New Mexico (place:74520, in state:35).
Each estimate (E or PE) has a margin of error beside it (M or PM).
The 2015–2019 figures are B01003_001E, B01003_001M, B25064_001E, B25064_001M from the 2019 release.
The API needs a free key.
DP05_0001E, DP05_0001M, DP04_0001E, DP04_0001M, DP04_0047PE, DP04_0047PM, DP04_0134E, DP04_0134M, DP03_0062E, DP03_0062M, DP04_0089E, DP04_0089M
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.
Figures are published by the US Census Bureau, HUD, the Bureau of Labor Statistics and the FBI; Seayora reproduces them and does not adjust them, except where a sentence says it compares dollar figures after inflation. They describe the whole place, not any one building or street, and are not an appraisal, a rent determination, a tax bill, a safety rating or legal advice.
Figures last updated on .