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    1 The Rnch, Unit at Angel Fire Angel Fire, NM 87710

    View on Map
    Sponsored
    For Sale
    $5,850,000

    LAND - Angel Fire, NM

    Lot size:
    186.00 Acres
    Days on Market:
    286
    Last Refresh:
    Mar 30 at 11:06 am

    Property Features for 1 The Rnch

    General Information

    Special listing conditions
    Standard
    Property type
    Land
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Lot size
    186.00 Acres

    Utilities

    Sewer type
    Septic Tank

    We can help!

    Listing Contact
    Caroline Ostenberg
    Caroline Ostenberg

    Berkshire Hathaway HomeService

    Listing agent Caroline Ostenberg License #48455

    Listing date Jun 18, 2025

    MLS# 202502734

    Copyright © 2026 Santa Fe Association of REALTORS®, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Angel Fire Ranch Land Opportunity

    The Ranch at Angel Fire presents a rare opportunity to own a substantial property within Angel Fire Resort, encompassing 186 acres of alpine landscape. The property's zoning allows for both residential and mixed-use development. The land features year-round streams, aspen groves, spruce, pines, and oak glades, with rock bluffs overlooking grass meadows. Views include Wheeler Peak, Osha Mountain, Monte Verde Lake, and the Moreno Valley. The property is home to local wildlife, such as elk, deer, bear, mountain lions, and bobcats, as well as various bird species including hawks, eagles, and falcons. Three cleared building sites offer views of the lake and the Sangre de Cristo mountains. Located within Angel Fire Resort, the property includes three lifetime memberships providing access to the golf course, tennis courts, mountain bike trails, ski resort, fishing at Monte Verde lake, and clubhouse facilities, including a lap pool, spa, workout facilities, and restaurants. The resort features downhill mountain bike trails with chairlifts for access. The property is located five minutes from Angel Fire airport and the town of Angel Fire.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Angel Fire
    County
    Colfax
    State
    New Mexico
    Longitude
    -105.278966
    Latitude
    36.3589236

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    FAQs

    What type of property is this?
    Ranch - 186-acre ranch with mixed-use zoning in Angel Fire Resort.
    Where is this ranch located?
    The property is located at 1 The Rnch, Unit at Angel Fire Angel Fire, NM.
    What is the asking price?
    The asking price for this property is $5,850,000.
    What are key features of this property?
    This property features: - Largest privately held property (186 acres) within Angel Fire Resort, offering significant privacy.; - Rare mixed-use zoning (Residential and Commercial) allows for diverse development possibilities.; - Three lifetime memberships to Angel Fire Resort granting access to amenities.
    (505) 670-6502
    Request Owner's contact information
    1 The Rnch, Unit at Angel Fire Angel Fire, NM 87710
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    1 The Rnch, Unit at Angel Fire Angel Fire, NM 87710
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    We can help!
    Listing Contact
    Caroline Ostenberg
    Caroline Ostenberg
    Real Estate License ID: 48455
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