I'm from WV-need help on Deming ranchettes (Reserve, Timberon: power lines, rental)

[circlerose]

I found this forum while researching the deming and sunshine valley subdivisions in luna county and am pleasantly surprised at all the info I have already picked up here.I have read all the archive threads available and as well as thru other reaserch have a general idea of the history,prices,county restrictions and realities of owning land there.
my situation is that a friend of my parents has been diagnosed with cancer and is expected to pass soon so he is settling affairs and has asked me if I would like to buy his property which is tracts 39&40-block 24-unit 9 of sunshine valley subdivision.
Mr. Accord purchased the lots about a year ago with the intention of building there in the next few years and does not know of the new rules on lot size and septic systems.He also has never seen the property and bought it off a guy who purchased it mail order in the 70's and has never saw it either.
I would like to help here and and can afford the asking price of $1600 and the yearly taxes plus the idea of owning a piece of ground in the desert seems like it could be an ok thing as long as I'm able to sell it when the time comes as my life is here and I have no plans for moving to NM.
I have spoken to a nice young lady in the assessors office and have found out that the lots do exist and are properly deeded with taxes paid.She could not tell me where said lots were located other than about 20 miles SE of town and in the desert but I've sent a check for the maps and info on the area.
I type slow so Im gonna go for now but would really apriciate any information on the location or unit 9 and block 24 or any other wisdom to help me make my decision.I am willing to fly out and spend a week os so in Deming but that will double the cost of the lots so Im doing all the the due diligence I can now.I'll check back,thanks for reading. CR

[chilegal]

Is there elec and water on the property? If not that could set you back over $10,000. From what I have read, it may not be worth it for you. If you are not thinking of moving west, I would forget it.

[chrokee69]

Chilegal, Glad you explained it the way you did. I wish I could help her out but at this time I can't. If she is not moving there, don't take the property.
Anita

[jaxart]

Originally Posted by chilegal

If you are not thinking of moving west, I would forget it.

I second that recommendation. It's not a good investment, even if the price is not that high. That desert land has been "dirt cheap" for ages, and isn't likely to increase in value anytime soon - just the opposite is more likely, given the warming climate and dwindling water supplies.

There will likely be NO infrastructure to speak of - dirt roads, no community water system, lack of power and need to provide "up to state code" septic system. All of which impacts the attractiveness for the next buyer. There are many land tracts under cultivation to the south of Deming, but a view of satellite imagery shows an even larger number of tracts that are failed operations in the area. All irrigation is by wells, which can be expensive to operate and maintain unless the farm is of such size to make it worthwhile.

I've known people who have invested heavily in state-of-the-art systems that allow them to live independent of infrastructure, but they paid such a high price for what they have, and maintenance is such a problem, that they soon sold out - at great loss - and moved into town.

[Brucifer]

I third the recommendation.

$1600 for an acre may not sound bad, but remember that there is NOTHING out there. Well, there are roads (bladed dirt), some power lines (limited), and being that you are not planning on coming out west, it will be a waste of money. If you have looked through the postings here, you should be able to find the lon/lat numbers for Google Maps or the like. Or wait for your County map to show up to help you find your lots. The easiest way to find the area is go to Deming on the Satellite feature. Zoom out till it's about the size of a quarter on your screen. Now move East. You will see a big blotch. That is the Florida Mountains. Center that on your screen, zoom in a little, then move East again. You should be able to see what looks like to be a grid in the desert. That is the Sunshine Valley Ranchettes. Zoom anywhere you want after that - it all looks the same.

If you are looking to unload it, the easiest thing to do may be EBay. List it as a No-Reserve auction, charge $100 for the 'processing fee' (it's actually more like $50) and collect the money (maaaybe $400) from some online sap (like myself). There is an escrow company in Deming that will take care of the paper work for you and if you want, I can go did up the name. I'm sorry to hear about your parent's friend, but that's reality of it.

[nmnita]

there are these types of deals all over the desert areas of NM and probably Colo and AZ as well. For the most part they are about useless right now. As mentioned most have no utilities or water. In some cases there is none for quite a distance. I guess this is one of those times when: If it sounds to good to be true, it is.

Nita

[designer]

I live near deming and I am very familiar with some of those properties and
I can say I would never buy one for investment no matter how cheap it is
priced. Now if you want to move there and live cheap in a mobile home
that might be different but I'm sure you have read how at times the wind
blows a gale in that area and at times the roads are closed because of it.
I do know of a guy who recently purchased either 2.5 or 5 acres but it has
a new septic and all the other utilities are new and he was bragging that
he paid 12K. The difference is that he already lived in southern NM and
looked at many of those properties for days before making the purchase
which he though he got a great deal. He found a single wide mobile for
about 30K and he will have it moved to the site and will expect to spend
a few thousand more to gravel the drive and put a carport in.
I would come and take a look before buying anything.

Good luck with your decision.

[jaxart]

Originally Posted by nmnita

there are these types of deals all over the desert areas of NM and probably Colo and AZ as well.

Very true. And the problem is that some of them have successfully attracted people who have either built on the properties or moved mobile homes or modular homes there. Timberon, NM, often mentioned in these threads, is one such "off the beaten path" place. Lake Havasu City, AZ is another one and it's only saving feature is that it's on the Colorado River and has a good sized recreation lake, golf course, and other such amenities - PLUS 100PLUS temperatures for six months out of the year! And Florida is rife with such "mail order" developments that have gone on to be successful residential areas.

But there are more "failed" developments than there are successful ones in the SW, from what I know. And the appeal to out-of-area buyers has long been the low advertised costs of the land. People buying without inspecting what they were buying has been the norm for some of them.

[circlerose]

Thank you to all who replied.really.I tend to process all sources of info and advise and everything I've read so far is basically negitive about these lots.
I need to clarify my position.I am male and in my mid 40's,Circle rose is an LLC that I formed to hold some rental and investment properties.Any property that I would buy in Demming would be deeded to CR and I can legally write off all costs for taxes,transportation,lodging or whatever applies.I like to travel and camp and the idea of some cheap land in NM is sort of apealing if its tax deductable.I realize that this is not an investment to make profit but wonder just how liquid such lots are? the county assessor says lots like these run about $600.could also just hold forever and let the kids fight it out after im gone.
I guess the main questions I have are is it possible to identify a single acre with the maps provided by the courthouse?are these type lots acually being sold nowadays and will they at least hold thier value over the next 20 years?will the locals think I'm the new village idiot when i come out to inspect my property? CR

have slow speed internet so no google earth

[nmnita]

Originally Posted by circlerose

Thank you to all who replied.really.I tend to process all sources of info and advise and everything I've read so far is basically negitive about these lots.
I need to clarify my position.I am male and in my mid 40's,Circle rose is an LLC that I formed to hold some rental and investment properties.Any property that I would buy in Demming would be deeded to CR and I can legally write off all costs for taxes,transportation,lodging or whatever applies.I like to travel and camp and the idea of some cheap land in NM is sort of apealing if its tax deductable.I realize that this is not an investment to make profit but wonder just how liquid such lots are? the county assessor says lots like these run about $600.could also just hold forever and let the kids fight it out after im gone.
I guess the main questions I have are is it possible to identify a single acre with the maps provided by the courthouse?are these type lots acually being sold nowadays and will they at least hold thier value over the next 20 years?will the locals think I'm the new village idiot when i come out to inspect my property? CR

have slow speed internet so no google earth

I don't care why you want the property, it isn't worth anything. Let me tell you our experience, maybe that will help: we bought something very similar in about 1971 in NM. Of course we knew it wouldn't be worth much for quite a few years, but hoped it would be worth something when the kids entered college. Guess what? The kids are through college and the 2 of the grandkids are through college: The property still is worth nothing and it is in an area that is appreciating much faster than Demming. This is nothing against Demming, but I am just pointing out to you: throw your money away and take a bad gamble or find some other land somewhere.

Nita