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    Land in Taos Ski Valley Title is generated by Realmo AI

    Porcupine Road lot 6, Taos Ski Valley, NM 87525

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    For Sale
    $695,000

    LAND - Taos Ski Valley, NM

    Lot size:
    0.53 Acres
    Added:
    Dec 2, 2025
    Days on Market:
    176
    Last Refresh:
    May 27 at 4:06 am

    Property Features for Porcupine Road lot 6

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Rural Residential
    Standard status
    Active
    APN
    1082161094121
    Lot size
    0.53 Acres

    Taxes and HOA fees

    Tax Description
    As shown Book 490, Page 142, Reception 304745 Taos County Assessor.

    We can help!

    Listing Contact
    John R. Johnston
    John R. Johnston

    Listing agent John R. Johnston License #20492

    Listing office Berkshire Hathaway HomeService 314A Paseo del Pueblo Norte, Taos, NM

    Listing date Dec 2, 2025

    MLS# 202505316 Listing URL

    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.

    HighLights

    • Rare building lot in Taos Ski Valley on the road to the Bavarian Restaurant.
    • Prime location with easy access to the Bavarian Restaurant, Kachina Basin lifts, and Village amenities.
    • Road access on two sides provides design flexibility and multiple potential building sites.
    • Opportunity to create a luxury chalet or legacy family retreat.
    • Surrounded by evergreens with views and access to four‑season recreation.
    • Minutes from skiing, hiking, biking, dining, and the Taos Ski Valley community.

    Overview

    This 0.53-acre land parcel is located on the road to the Bavarian Restaurant in Taos Ski Valley. The forested homesite offers the opportunity to create a mountain retreat in an alpine setting. The property is surrounded by evergreens and is positioned to take advantage of the scenery and four-season recreation. With road access on two sides, the parcel allows flexibility in the design and placement of a future home. Multiple potential building sites allow for orienting a residence for privacy, views, or year-round access. The site is positioned for access to the Bavarian and Kachina Basin lifts, and proximity to the lower ski area and Village amenities. This site is suited for creating a luxury chalet, an architectural statement home, or a family legacy getaway. The location is minutes from skiing, hiking, biking, alpine dining, and the community that defines Taos Ski Valley living. This lot is located in one of North America's upcoming ski resorts.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Taos Ski Valley
    County
    Taos
    State
    New Mexico
    Longitude
    -105.4408895
    Latitude
    36.5838068

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    FAQs

    What type of property is this?
    Land - Rare homesite near Bavarian Restaurant in Taos Ski Valley.
    Where is this land located?
    The property is located at Porcupine Road lot 6 Taos Ski Valley, NM.
    What is the asking price?
    The asking price for this property is $695,000.
    What are key features of this property?
    This property features: Rare building lot in Taos Ski Valley on the road to the Bavarian Restaurant.; **Prime location with easy access to the Bavarian Restaurant, Kachina Basin lifts, and Village amenities.**; Road access on two sides provides design flexibility and multiple potential building sites.
    (575) 741-6294
    We can help!
    Listing Contact
    John R. Johnston
    John R. Johnston
    Real Estate License ID: 20492
    Learn More
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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
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