Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Alto Land with Social Membership Title is generated by Realmo AI

    Stable Road, Alto, NM 88312

    View on Map
    Claim this Listing
    For Sale
    Contact for pricing

    LAND - Alto, NM

    Lot size:
    0.35 Acres
    Added:
    Apr 4, 2026
    Days on Market:
    41
    Last Refresh:
    May 14 at 10:06 pm

    Property Features for Stable Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    R1
    Standard status
    Active
    APN
    4074059048426
    Lot size
    0.35 Acres

    Taxes and HOA fees

    Tax Year
    2026

    Utilities

    Utilities
    Cable Available
    Sewer type
    Septic Needed
    Water source
    Public

    We can help!

    Listing Contact
    Susan Whisler Frederickson

    Listing agent Susan Whisler Frederickson License #16365

    Listing office Loverin Real Estate 714 Mechem Dr, Ruidoso, NM

    Listing date Apr 4, 2026

    MLS# 133909 Listing URL

    Copyright © 2026 Ruidoso/Lincoln County Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Located in Alto Lakes Golf & Country Club.
    • Social Membership Lot with option to upgrade to Full Golf Membership.
    • Buildable lot with views of valley and mountain ranges.
    • Access to 3 dining facilities and Aquatic Center with indoor lap pool.
    • Access to Pickle ball and Tennis Courts.
    • Access to 3 Golf Courses.

    Overview

    This 0.35-acre lot is located in Alto Lakes Golf & Country Club. The property slopes uphill and offers views of the valley and mountain ranges. A social membership is included, providing access to three dining facilities, an aquatic center with a pool and indoor lap pool, classes, card rooms, pickleball courts, and tennis courts. The club also features three golf courses. According to the Alto Fee schedule 2026-2027, annual social dues are $3,069.67, or $260.80 monthly, with an initiation fee of $17,500. The current policy allows upgrading the social membership to a full golf membership for an additional $6,841.25.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Alto
    County
    Lincoln
    State
    New Mexico
    Longitude
    -105.641618
    Latitude
    33.406253

    Nearby Similar for Sale

    • $29,500

      Alto Land with Social Membership

      Buildable lot in Alto Lakes Golf & Country Club.
      215 Brentwood Drive, Alto, NM 88312
      View Details
    • $42,500

      Alto Land with Golf Membership

      Buildable lot with golf membership and lake views.
      223 Lake Shore Drive lot: 1, Alto, NM 88312
      View Details
    • $925,000
      4,260 SF

      Commercial Property with Remodeled Homes

      Commercial property in Alto, NM with remodeled homes and industrial yard.
      1074/1078 NM HWY 48 lot: 3 & 4A, Alto, NM 88312
      View Details
    • $37,000

      Land with Golf Membership

      Residential land in Alto, NM with golf membership.
      Eagle Ridge Road, Alto, NM 88312
      View Details
    • $29,500

      Alto Golf Membership Lot

      Approximately 1.22-acre lot with golf membership and southern exposure.
      Bobcat Trail lot: T43c, Alto, NM 88312
      View Details
    • $35,000

      Alto, NM Golf Course Lot

      Large lot in Alto Lakes Golf & Country Club.
      Deer Valley Drive, Alto, NM 88312
      View Details
    • $24,500

      Alto, NM Golf Course Lot

      Corner lot with golf membership and view potential.
      228 Antler Drive lot: 228, Alto, NM 88312
      View Details
    • $42,000

      Buildable Lot in Alto, NM

      0.79 acre lot with golf membership opportunity.
      Stable Road lot: 10A, Alto, NM 88312
      View Details
    • $45,000

      Land For Sale, Alto, NM

      Residential land available in Alto, New Mexico.
      270A Saddleback Road lot: 270A, Alto, NM 88312
      View Details
    • $25,000

      Alto, NM Land For Sale

      One acre of residential land available in Alto, New Mexico.
      Antler Drive lot: 86, Alto, NM 88312
      View Details
    • $54,500

      Land in Gated Community

      10-acre lot with mountain views in Alto, New Mexico.
      38 Copper Ridge Road lot: 38, Alto, NM 88312
      View Details
    • $995,000

      Land in Alto, New Mexico

      Approximately 39.431 acres of natural land ideal for investment.
      PN TBD BACHE ST & MESITA DR, Alto, NM 88312
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Buildable lot in Alto Lakes Golf & Country Club.
    Where is this residential land & home lot located?
    The property is located at Stable Road Alto, NM.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Located in Alto Lakes Golf & Country Club.; Social Membership Lot with option to upgrade to Full Golf Membership.; Buildable lot with views of valley and mountain ranges.
    (575) 937-0752
    We can help!
    Listing Contact
    Susan Whisler Frederickson
    Real Estate License ID: 16365
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    Stable Road, Alto, NM 88312
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!