UPDATE:  Mar. 15, 2011.  View all Ruidoso area Condos / Townhomes

Here is a brief update on the condo market in Ruidoso, as of Feb 08, 2010.

• Current listings on the market: 102
• Median list price: $199,500
• Median price per sq. ft.: $145

There are some good buys, in every price range, especially the under $150K price range. The Golf Course condo featured below overlooks the Links Golf Course, on White Mountain Dr. It one of several available in the Whispering Bluff Condo complex. To view all current condo / town home listings in the area, visit this link.

If you would like more information on Ruidoso condos and town homes, please contact me,  or email  mary@ruidoso-homes.com or call or text me at 575-937-5229.  Re-published from Active Rain.

Here are just  a few of the Upcoming Events for the Ruidoso Area. From a very worthwhile fundraiser for Hospice  at the Flying J Ranch, to concerts at the Inn of the Mountain Gods, there are some great events planned for Ruidoso this spring & summer.

• 3rd Annual Kite Festival – Ruidoso – April 24, 25, 26
• Kenny Rogers – Inn of the Mountain  Gods – May 1
• Annual Hospice Fundraiser – Flying J Ranch – May 2
• Rodney Carrington- Inn of the Mountain Gods – May 14
• Military Appreciation Weekend – Ruidoso, May 14-17
• Aspencash Motorcycle Run & Trade Show – Ruidoso Convention Center – May 14-17
• Ruidoso Downs Racetrack Opening Day -May 22
• Joe Nichols in Concert – Ruidoso Downs Racetrack – May 23
• Ruidoso Noon Lions Gun & Collectible Show – Ruidoso Convention Center – May 23 & 24
• Ruidoso Sprint Triathlon – Ruidoso Athletic Club – May 30
• Mountain of Blues Festival – Ruidoso – June 6
• Zia Charity Classic – Inn of the Mountain Gods – June 14
• Spring Fling Rod Run & Car Show – Mountain Annies – June 20

These are just a few of many events scheduled.  For a more detailed calendar of all events, please visit  Ruidosonow.com

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Looking for a condo this summer in Ruidoso? Currently, our local MLS is showing 141 listings of either condos / town homes in the Village. Prices vary widely from a low of $54,900 for a 640 sq. ft, older unit on Mechem Dr. to a high of $600,000 for a 2550 sq.ft. new unit at River Crossing.

Ruidoso River Resort – near downtown

( Don & Nancy Lincoln, Coldwell Banker SDC, listing brokers )

The following chart shows the current condo and town home inventory by price, price per sq. ft., and days on market ( DOM ).

Features and amenities: The lower priced condos are generally smaller units ranging from 500-900 sq.ft, often 1 bed room, and older construction built in the 1980s, or before.

The mid range group priced between $100k to $200k, will generally measure around 1000 sq. ft, have at least 2 bedrooms, and slightly newer construction. Locations vary widely on this group.

The upper end group consists mostly of the newest, largest size and most modern features. These often measure over 2000 sq. ft, built in 2007-2008, high end features such as granite counters, 3 bedrooms, 3 baths, balconies, and much more.

If you are looking for a condo for personal use, or to place in the rental pool, call or email me to discuss the current market.

If you would like more specific information on Ruidoso Real Estate, you may contact me here, or by email at mary@ruidoso-homes.com.

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UPDATE: Jul 15, 2011.   View current listings in Champion’s Run.

Champion’s Run is one of the largest condominium complexes in the Ruidoso area with 104 units. Officially, this complex is located in Ruidoso Downs, and is right next to the Ruidoso Downs Racetrack. For this reason, this complex is very popular with the “horse people”. Some of the units actually overlook the barns and work areas of the racetrack, others have great views of the mountains, east & north.

Most of the units were completed in 1984, and were originally named “Triple Crown Condominiums”. The complex got off to a rocky start, as the oil bust and savings & loan debacle in the 1980s had a heavy impact on this area, but in the last 5 years, this complex has really started to shine, and values are appreciating rapidly. The entire complex has recently been stuccoed, re-roofed, and the water system has been re-piped to allow multiple cut-offs instead of the one cut-off originally installed in the complex. Attractive river rock accents have been applied to all the chimneys, and the grounds are nicely landscaped. This complex is one of the few in town that have on-site management, and a full-time maintenance staff.

There are currently 7 properties listed in the complex ranging from $121,000 for a 2 bdrm unit of 1300+ square feet to $189,000 for a 3 bdrm unit of 1900+ square feet. The median price per square foot for currently listed units is $75, which is more than reasonable for a Ruidoso area property. Association fees are currently $220 per month and cover exterior maintenance, insurance, decks/balconies, roofs, water/sewer and garbage removal.

UPDATE:  Jul 15, 2011.  View all Ruidoso area Condos / Townhomes – includes Champion’s Run and other area condos.

If you would like more specific information on Champions Run or Ruidoso condos or town homes, please contact me at: mary@ruidoso-homes.com, or call 505-257-4011.

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As summer approaches, I’ve received an increasing number of calls from people planning to visit Ruidoso over the next few weeks with thoughts of purchasing a “summer get-away”. In most, but not all cases, these folks are coming from somewhere in Texas and their primary goal is to purchase a second home that they can use in the summer to escape the heat. Most are not wanting to spend over $150,000, and many have a secondary goal of renting their property out on a nightly basis, to help recoup some of the expense. Most people are picturing a rustic but updated log cabin located on at least an acre with a creek running through it. Oops…we’re talking about $150K here, so lets get back to reality….

One of the questions I ask people in this situation is “are you willing to consider a condominium”. The reason I ask this, is that in this price range, you can often get a lot more “bang for your buck” with a condominium. Ruidoso has many nice condominium complexes… and a couple that are “not-so-nice”. Currently, there are 42 condos listed for under $150,000. Listing prices range from $59,900 for a 1 bdrm, 1 bth, 480 sq. ft. to $129,000 for a 2 bdrm, 1.5 bth, 1000 sq ft.

The majority of the condo complexes in the area were built in the late 1970′s and early 1980′s, but most have been very well maintained. (Over the next few months I will be blogging about pros and cons of the various complexes, so check back often if this is an area of interest to you). Condos, do of course have monthly or quarterly condo association fees, which can range from $50 – $400 per month. In most cases, the higher the monthly fee, the more the condo association will take care of ; this can include roofs, exterior siding, exterior insurance, grounds maintenance, snow removal, and in some cases even water/sewer and basic cable. If you are an absentee home owner, sometimes the peace of mind of knowing that your property is being maintained and that you don’t have to spend all of your vacation time doing “honey-dos”, is easily worth the monthly fee.

But I know some of you are the independent type, and you don’t want neighbors 3 ft away, or a condo association telling you what you can and cannot put out on your front porch. A rustic cabin may be a better fit for you. In the $150,000 and under range however, you are normally going to be looking at something very small and/or something very “rustic” (i.e. fixer-upper). Currently, there are 28 listings in Ruidoso for site-build homes under $150,000 ranging from $35,000 for a 1 bdrm, 1 bath, 380 sq ft, to $149,000 for a 3 bdrm, 2 bth, 1170 sq ft. Be forewarned, these properties will NOT have granite counter tops or carpet laid in the last 30 years. They are likely to have Harvest Gold or Avocado Green appliances, but it you are willing to visualize and invest a little TLC, you might be able find a bargain.

If you would like more specific information on cabins or condos in the area, you may contact me here, or email me at   mary@ruidoso-homes.com

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