What to Know Before You Buy! Suppose you’re planning to buy a home in Albuquerque in 2025 or 2026. In that case, you have a lot of factors to consider, and one of the most important is whether the perfect property you’re eyeing comes with a homeowner’s association.
You’ve heard about HOAs, and you’ve already lived in one, or you’re considering one for the first time. If the home you’re interested in is in an HOA community, you should carefully weigh the pros and cons before making your decision. They have their upsides and downsides, and as longtime Albuquerque real estate professionals who’ve helped hundreds of families navigate this exact decision, we want to share what you really need to know.
Let’s start with the basics, as understanding what an HOA is will help you make a more informed decision. A homeowner’s association is a governing body that sets rules for how a community will function, and here in Albuquerque, you’ll find them in many of our gated communities, planned developments, and condominium complexes. From the newer developments on the west side to established communities throughout the metro area, HOAs are increasingly common. In fact, nationally, over 82% of newly sold homes in 2023 were part of HOA communities, and that trend shows no signs of slowing down in 2025.
An HOA has a board of directors, and the organization is funded and operated by its residents. These aren’t outside entities coming in to tell you what to do; they’re your neighbors who volunteer their time to keep the community running smoothly. The board holds meetings, creates budgets, and is responsible for enforcing the regulations and rules that all residents agreed to when they purchased their homes. HOA rules and covenants are legally enforceable through covenants, conditions, and restrictions that you’ll sign when you close on your home, which answers the question of how they can enforce the rules they set.
You may not be aware, but there is a big difference between well-run and poorly run HOAs. An HOA that’s managed effectively can genuinely improve property values, and the numbers support this. Our research has shown that Albuquerque homes in HOAs are typically valued four to six percent higher than similar homes without HOAs, as these associations ensure the community maintains consistent standards of appearance and upkeep. They keep common areas looking sharp, enforce property maintenance standards, and create that cohesive neighborhood aesthetic that buyers appreciate. Conversely, a poorly run HOA can be expensive, frustrating, and repel new homebuyers who’ve heard nightmare stories about difficult boards or endless fee increases.
Let’s discuss money, as it is often the first question on everyone’s mind. Typically, HOA members pay monthly, quarterly, or annual dues that cover the maintenance of common areas, including clubhouses, pools, walking paths, landscaping, and lighting. In 2025, the national average for HOA fees is approximately $390 per month; however, in Albuquerque, you’ll find considerable variation.
In Albuquerque, some minor neighborhood associations with limited services may charge as little as $50 to $100 per month. Typically, they provide services such as standard area maintenance and landscaping. More comprehensive communities with amenities such as fitness centers, pools, security gates, and extensive landscaping could cost anywhere from $200 to $500 or more per month. It really depends on what you’re getting for your money.
Here’s something we always tell our clients when they’re looking at homes with HOA fees: don’t just look at the monthly number in isolation. Consider what you’re receiving in return. Suppose you’re paying $250 per month, which includes landscaping, snow removal in winter, access to a pool and fitness center, and exterior maintenance on your home. In that case, you are saving money compared to paying for all those services separately. On the other hand, if you’re paying $200 per month just for someone to mow a small common area once a week, that might not represent good value.
We always advise that you understand how HOA rules work before you commit to buying in one of these communities. HOA rules are typically documented in the covenants, conditions, and restrictions, commonly referred to as CC&Rs. We constantly coach our clients to read these documents thoroughly before making an offer on a home. Don’t just skim them, really read them. If you don’t take the time to understand the rules before making a purchase, you may regret your decision later when you discover the restrictions are too limiting for your lifestyle.
Most HOA rules in Albuquerque communities relate to the exterior appearance of your home and property. These rules might dictate things like what colors you can paint your house, roofing materials and color, style and colors for window replacements, whether or not you can park your RV in your driveway, the types of landscaping you’re required to maintain, whether you can install solar panels, and even the kinds of holiday decorations you can display or even if you can display the American Flag. Some HOAs have very detailed rules about everything from mailbox styles to fence heights to whether you can hang laundry outside to dry.
There are real benefits to these kinds of rules, especially if you value a neat, uniform neighborhood appearance. They prevent your neighbor from painting their house bright purple with orange trim, or from letting their yard become overgrown with weeds, or from parking five junked cars in their front yard. These standards help maintain property values and create an aesthetically pleasing environment. On the other hand, these same rules can feel restrictive if they go against your personal taste or lifestyle.
Perhaps you’d like to paint your front door a fun color, or you’d prefer to xeriscape your yard with native plants instead of maintaining a traditional lawn, or you’d like to install the beautiful, artistic fence you saw at a local gallery. With an HOA, you’ll need approval for changes like these, and that approval isn’t always guaranteed.
So what happens when you don’t follow the rules? In Albuquerque, many HOAs will typically begin with a friendly notice asking you to comply with whatever rule you’ve violated. If you don’t respond or resolve the issue, they’ll send you a formal violation notice, often providing a specific timeframe to correct the problem. If you choose not to comply in a timely manner, then they have the legal right to impose fines. These fines can range from $50 to hundreds of dollars, based on their interpretation of the severity of the violation and its duration. If matters escalate further, the HOA can take legal action against you, and those legal fees will become your responsibility if they win.
Many first-time homebuyers can get a real surprise if they haven’t reviewed the HOA’s policies and procedures. Fines are mandatory. If you don’t pay your HOA fees, fines, or accumulated fees and finance charges, the association has significant legal power. They can even place a lien on your home. Unpaid HOA fees can escalate into a situation that could result in losing your home. If the debt becomes large enough and remains unpaid, they can force you into foreclosure. We’ve seen this happen in Albuquerque, and it’s heartbreaking.
If you’re seriously considering buying a home in an Albuquerque HOA community, there are several critical things you need to investigate before making your offer. As your real estate professional, we can help you gather this information; however, it’s essential to know what questions to ask.
First, try to attend an HOA meeting, or at the very least, request copies of the minutes from recent meetings. This will give you invaluable insight into how the board operates, what issues the community is facing, and whether the board members seem reasonable and focused on resident well-being or if they’re power-hungry micromanagers who love creating problems. The tone and content of these meetings will reveal a great deal about what you’re getting into.
Financial health is crucial, and we take it very seriously when helping our clients evaluate HOA properties. Request to see the HOA’s financial statements, reserve fund balances, and budget. A healthy HOA should have adequate reserve funds set aside for major repairs and replacements like roof repairs, parking lot resurfacing, or pool equipment replacement.
If the HOA is financially struggling or has depleted reserve funds, you could be hit with a special assessment shortly after you move in. These special assessments can run into thousands of dollars per homeowner, and they’re due whether you have the money or not. We’ve seen special assessments in Albuquerque range from $1,000 for minor improvements to $10,000 or more for major infrastructure repairs.
Ask about the history of the HOA. Has there been significant conflict between the board and homeowners? Are there ongoing lawsuits? How often do the dues increase, and by how much? The average HOA fee nationally has increased about 32% faster than home prices over the past decade; therefore, understanding the trajectory of fee increases in your specific community is crucial for long-term budgeting.
You should absolutely consider how well the HOA’s rules align with your lifestyle. If you’re someone who values your independence and personal freedom and you don’t like being told what you can and can’t do with your own property, an HOA with strict rules might not be the right fit for you. If you work from home and receive frequent deliveries, will the HOA’s guest parking restrictions pose a problem for you? If you have teenage drivers, are there enough parking spaces? If you like to entertain, what are the rules about noise and using common areas? These might seem like small details, but they become essential when you’re living there day after day.
Here’s something else to consider that many buyers don’t initially think about: how will being in an HOA affect the eventual resale of your home? As we mentioned earlier, HOA homes typically sell for four to six percent more than comparable non-HOA homes due to their maintained appearance and amenities. On the other hand, there’s a segment of buyers who will not purchase a home with an HOA, regardless of its quality. They’ve had bad experiences, they’ve heard horror stories, or they value their independence too much. This means your pool of potential buyers is smaller when it comes time to sell.
Also, remember that HOAs can undergo significant changes over time, depending on who is elected to the board. A much stricter board might replace the reasonable, easy-going board that’s in place when you buy in a few years. We’ve seen this happen in Albuquerque communities where a change in leadership brought a completely different approach to enforcement and rulemaking. The rules themselves can also be amended over time; however, significant changes typically require a vote of the membership.
New Mexico has specific laws governing HOAs that offer some protections to homeowners. New Mexico Statutes, establish the legal framework for how New Mexico HOAs operate in “The New Mexico Homeowners Association Act, found in Chapter 47, Article 16.” This Act encompasses everything from the formation of HOAs to their authority, duties, and management practices. It also outlines the rights and responsibilities of homeowners within these associations. Knowing that there’s a legal framework governing HOA behavior can provide some peace of mind, but it also means the HOA has legal backing for its enforcement actions.
In 2025, transparency and good communication have become even more critical in HOA management. Many Albuquerque HOAs now use technology that includes websites, online forums, portals where residents can pay their dues, submit architectural review requests, access governing documents, communicate with the board, and even license plate scanners at gates to admit visitors and contractors. This technology has made HOA management more efficient and accessible, which is a positive development for homeowners.
One trend we’re seeing more of in 2025 is HOAs adapting to shifting preferences around sustainability and water conservation. Here in Albuquerque, where water is precious, some HOAs are updating their landscaping requirements to allow or even encourage xeriscaping and native plants rather than requiring water-intensive traditional lawns. Some are installing solar panels on typical buildings or adding electric vehicle charging stations. If environmental sustainability is essential to you, ask about the HOA’s approach to these issues.
Let’s discuss some specific examples from Albuquerque. In communities like High Desert, Ventana Ranch, or newer developments in the Petroglyphs area, HOAs often provide significant amenities, including gated security, multiple pools, fitness centers, walking trails, and community centers. The fees for these full-service communities typically range from $200 to $400 per month, but you’re getting a resort-like lifestyle. In older, more established neighborhoods like parts of the Northeast Heights, you might find smaller HOAs that primarily focus on standard area maintenance with fees of $100 to $150 per month. Condominium HOAs often have higher costs because they cover not just amenities but also exterior building maintenance, roof repairs, and insurance for the entire structure.
Here’s our professional advice, based on years of helping Albuquerque families buy and sell homes in HOA communities: don’t let the fear of HOAs rule out good properties, but don’t ignore the red flags either. Some of our happiest clients reside in well-managed HOA communities, where they enjoy the amenities, appreciate the well-maintained appearance, and value the sense of community that these communities provide. Other clients who value maximum autonomy have been much happier in non-HOA neighborhoods where they have complete control over their property.
The key is to do your homework before making a purchase. Read the CC&Rs carefully. Review the financial documents. Talk to current residents; knock on a few doors and ask people what they think about living there. Attend a meeting or review recent minutes. Look at the property from a practical standpoint: does it meet your needs despite the HOA rules? Are the fees reasonable for what you’re getting? Is the HOA financially healthy?
If you find a home you love in an HOA community and the association seems well-run with reasonable rules and fees, don’t let the HOA aspect scare you away. But if you discover red flags like financial problems, excessive rules, hostile board members, or fees that seem high for what you’re receiving, seriously consider whether this is the right home for you, no matter how much you love the house itself.
As the Sandi Pressley Team, we’ve been living and working in Albuquerque for decades, and we’ve seen every type of HOA situation imaginable. We’ve helped buyers navigate complex HOA documents, assisted sellers in understanding how their HOA affects the marketability of their property, and observed communities evolve over the years. Our goal is always to make sure you have all the information you need to make the best decision for your specific situation and lifestyle.
We’ll help you obtain the necessary documents, explain their meaning, and provide you with honest advice based on our years of experience in the Albuquerque market.
Don’t make one of the most significant decisions of your life without expert guidance. HOAs can be wonderful or terrible, and the difference often comes down to doing your research upfront and knowing precisely what you’re agreeing to. Let us help you navigate these waters and find the perfect home for your needs, whether that’s in an HOA community or not.
Ready to start your home search in Albuquerque? Do you have questions about a specific HOA community? Would you like our professional opinion on whether the property you’re considering is a good fit? We’d love to talk with you. Contact the Sandi Pressley Team today for honest, experienced guidance on all aspects of buying or selling real estate in Albuquerque.
Contact The Sandi Pressley Team:
Phone: (505) 263-2173
Website: https://www.sandisells.com/
Let’s find the perfect home for you in Albuquerque, with or without an HOA. Your goals, your lifestyle, your ideal home. That’s what we’re here to help you achieve.
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