The Albuquerque Zoning Alert: Will the February 18 Vote Impact Your Property Taxes?

The Albuquerque City Council is set to vote on over 140 amendments to the Integrated Development Ordinance (IDO)—the rulebook that determines what can be built in your neighborhood. While these updates are often framed as "technical tweaks," this year’s debate over "Upzoning" has massive implications for both your neighborhood’s character and your annual tax bill.

What is "Upzoning" and Why Does It Matter?

In its simplest form, upzoning is a change in land-use rules that allows for higher density. For Albuquerque, the 2025-2026 biennial update initially proposed allowing duplexes and townhomes in areas currently reserved for single-family homes (R-1 zoning).

While the Council’s Land Use, Planning, and Zoning (LUPZ) committee recently "gutted" several of these high-density mandates, they aren't off the table yet. On February 18, the full City Council can reintroduce these measures as "floor amendments."

The "Tax Lightning" Risk

The most critical concern for Albuquerque homeowners is the 3% property tax cap. Under New Mexico state law, residential property assessments generally cannot increase by more than 3% per year. However, there is a major exception: The cap may be removed if a property is rezoned.

If your single-family neighborhood is "up-rezoned" to allow multi-family units, the County Assessor could potentially re-evaluate your property at its full current market value. For long-term homeowners, this could lead to a sudden and significant spike in property taxes—often referred to as "tax lightning."

Stay Informed: Official City Resources

As your local real estate expert, I believe in making decisions based on data, not rumors. I encourage every resident to review the city's official planning documents before the vote:

• The Official 2025-2026 IDO Update Page: This is the city's central hub for all proposed changes, including the "redline" documents that show exactly what words are being added or deleted.
• Interactive IDO Zoning Map: Use this tool to look up your specific property and see its current zoning and any proposed overlay changes.
• Albuquerque Planning Department - IDO Overview: The City’s main portal for zoning regulations and subdivision laws.

What Should You Do?

The City Council meeting on Wednesday, February 18, at 5:00 PM is open to the public. Whether you support increased housing density or want to protect current R-1 protections, your voice matters.

Are you worried about how these changes might affect your home’s value or your future tax bill? I’m here to help you navigate the numbers. Contact me today for a custom market analysis or to discuss how your specific neighborhood might be impacted by the upcoming vote.

Waylon Chavez

Your Real Estate Trusted Advisor

ABQ Premiere Properties

505-712-1340

Waylon@ABQPremiereProperties.com