Is Bernalillo, New Mexico Good for Airbnb Investment?

To start an Airbnb in Bernalillo, New Mexico, begin by researching local zoning laws and regulations through the Bernalillo County Planning Department, as short-term rentals may require conditional use permits in residential zones and must comply with the county's lodging tax requirements of approximately 5-7%. Obtain necessary permits including a business license from Bernalillo County, register for gross receipts tax with the New Mexico Taxation and Revenue Department, and secure lodging tax permits from both the county and state. Find a suitable property by analyzing local market demand on platforms like AirDNA, focusing on areas near Albuquerque or Santa Ana Pueblo attractions, ensuring the property meets safety codes and HOA restrictions if applicable. Furnish the space with essential amenities including Wi-Fi, linens, kitchen basics, and southwestern décor to appeal to tourists, while installing safety features like smoke detectors, carbon monoxide detectors, and secure entry systems. Create your listing on Airbnb and VRBO with professional photos highlighting New Mexico's cultural appeal, set competitive pricing based on local market rates of $80-150 per night, and write descriptions emphasizing proximity to Albuquerque and local attractions. Manage the property by establishing cleaning protocols between guests, responding promptly to inquiries, coordinating check-ins/check-outs, maintaining the property regularly, and ensuring compliance with ongoing tax reporting requirements to Bernalillo County and New Mexico state authorities.

To identify profitable short-term rental properties in Bernalillo, New Mexico, focus on locations within 30 minutes of Albuquerque's Old Town and near the Santa Ana Star Casino, as these areas attract both tourists and business travelers. Target properties with 2-4 bedrooms, outdoor spaces like patios or courtyards that showcase New Mexico's climate, and authentic Southwestern architectural features that appeal to visitors seeking cultural experiences. Conduct pricing analysis using AirDNA and Mashvisor to evaluate average daily rates ($80-150 typical for the area) and occupancy rates, while researching competition through Airbnb and VRBO searches within a 5-mile radius to identify gaps in amenities or pricing. Utilize the Bernalillo County Assessor's website for property values and tax information, consult with local real estate agents familiar with STR regulations, and leverage tools like Rabbu and AllTheRooms for market analysis. Consider proximity to the Rio Grande bosque for outdoor enthusiasts, easy highway access via I-25, and properties that can accommodate families visiting nearby Coronado Historic Site, while ensuring compliance with Bernalillo's zoning laws and any HOA restrictions that may limit short-term rentals.

To obtain an Airbnb/STR permit in Bernalillo, New Mexico, you must first contact the Bernalillo County Planning Department at 2400 Modesto Ave NE, Albuquerque, NM 87107, as Bernalillo falls under county jurisdiction rather than having its own municipal permitting system. Begin by submitting a Conditional Use Permit application along with a detailed site plan, proof of property ownership or lease agreement, floor plans showing the rental unit layout, parking plan demonstrating adequate guest parking, and a neighborhood compatibility statement. Required documents also include a business registration certificate, liability insurance policy with minimum $1 million coverage, emergency contact information for 24/7 availability, and guest occupancy limits documentation. The application fee is approximately $350-500 for the conditional use permit, plus an additional $150-200 annual renewal fee. You must also obtain a New Mexico gross receipts tax license from the Taxation and Revenue Department and register with the New Mexico Tourism Department for lodger's tax collection. The timeline typically takes 60-90 days from application submission to approval, including a mandatory public hearing process where neighboring property owners are notified and can provide input. Specific Bernalillo requirements include maintaining guest occupancy limits of no more than 2 people per bedroom plus 2 additional guests, providing adequate off-street parking spaces (typically 1 space per bedroom), ensuring compliance with septic system capacity if not connected to municipal sewer, and maintaining the property's residential character without external signage or commercial modifications.

Short-term rentals (STRs) are legal in Bernalillo, New Mexico, but operate under regulations established by Sandoval County since Bernalillo is an unincorporated community within the county. Property owners must obtain a business license and comply with zoning requirements, with STRs generally permitted in residential areas but subject to occupancy limits, parking requirements, and noise ordinances. The county requires STR operators to collect and remit gross receipts tax and lodgers' tax, and properties must meet basic safety standards including smoke detectors and emergency egress requirements. Recent changes around 2022-2023 have included stricter enforcement of existing regulations and enhanced complaint procedures for neighbors, though no outright bans have been implemented. STRs are typically prohibited in areas with restrictive covenants or HOA regulations that specifically exclude commercial activities, and operators must maintain liability insurance and provide emergency contact information to the county.

The best areas for Airbnb investment in Bernalillo, New Mexico include the Historic Village area near the Coronado Historic Site, which attracts tourists interested in Spanish colonial history and archaeological sites, particularly during peak visitation months from March through October. The Santa Ana Star Center vicinity offers strong potential due to its proximity to the entertainment venue that hosts concerts, sporting events, and conventions, generating consistent demand for short-term accommodations year-round. Properties near the Sandia Resort & Casino benefit from gaming tourism and the resort's golf course, spa, and entertainment offerings, drawing visitors from Albuquerque and surrounding areas. The Rio Rancho border area, particularly neighborhoods with easy access to both Bernalillo's attractions and Albuquerque's amenities, provides excellent investment opportunities as guests can enjoy small-town charm while remaining close to the larger city's business district, airport, and cultural attractions. Areas near the bosque (cottonwood forest) along the Rio Grande appeal to nature enthusiasts, bird watchers, and outdoor recreation visitors, especially during fall foliage season and spring migration periods.

In Bernalillo, New Mexico, Airbnb properties are subject to both state and local lodging taxes. The New Mexico state lodging tax is 5.125%, while Bernalillo County imposes an additional lodging tax of approximately 3-5%. The City of Bernalillo may also levy a municipal lodging tax of around 2-4%. These taxes are typically collected from guests at the time of booking through Airbnb's automatic tax collection system, which remits payments directly to the appropriate tax authorities on behalf of hosts. However, hosts should verify their registration with the New Mexico Taxation and Revenue Department and obtain the necessary gross receipts tax licenses. Remittance is generally done monthly or quarterly depending on the volume of bookings. Exemptions may apply for stays exceeding 30 consecutive days, government employees on official business, and certain nonprofit organizations, though documentation is required. Hosts should also be aware that gross receipts tax may apply to their rental income at rates varying by location, typically ranging from 5-8% in the Bernalillo area.

To start an Airbnb in Bernalillo, New Mexico, expect total costs around $285,000-$320,000. Property purchase costs approximately $250,000 based on median home prices in the area as of 2023. Furnishing a 2-3 bedroom property runs $15,000-$25,000 including beds, sofas, dining sets, appliances, linens, and décor from retailers like IKEA, Wayfair, and local stores. Initial setup costs $3,000-$5,000 covering professional photography, listing creation, welcome materials, and basic supplies. Permits and fees total $500-$1,500 including business license, short-term rental permit from Sandoval County, and potential HOA approvals. Insurance adds $2,000-$3,000 annually for short-term rental coverage through companies like Proper Insurance or CBIZ. Utilities setup and deposits cost $500-$800 for electricity, gas, water, internet, and cable. First six months operating costs run $8,000-$12,000 including utilities ($200-300/month), cleaning services ($75-100 per turnover), Airbnb fees (3% host fee), supplies replenishment, maintenance, and marketing, assuming 60-70% occupancy rate during the initial period.

Airbnb properties in Bernalillo, New Mexico typically generate annual revenues between $15,000-$35,000 for entire homes, with average daily rates ranging from $85-$150 depending on property size and amenities. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($50-$80 per turnover), property management (15-25% of revenue), utilities ($150-$300 monthly), insurance ($1,200-$2,000 annually), and maintenance costs averaging $2,000-$4,000 yearly. Net profit margins typically range from 15-35% for well-managed properties, with successful hosts achieving occupancy rates of 60-75% annually. Properties within 30 minutes of Albuquerque International Airport and those offering unique southwestern charm or proximity to Coronado Historic Site tend to outperform the market average. A typical 3-bedroom adobe-style home purchased for $280,000 in 2022 generated approximately $28,000 in gross revenue with $18,000 in expenses, yielding a 3.6% cash-on-cash return plus property appreciation. Success factors include professional photography, responsive guest communication, competitive pricing strategies, and maintaining authentic New Mexican décor while providing modern amenities like high-speed internet and air conditioning during summer months.

Airbnb investments in Bernalillo, New Mexico typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% based on current market conditions. Properties in this market, particularly those near Santa Fe attractions and outdoor recreation areas, can achieve profitability within 18-24 months of initial investment. The average daily rate for short-term rentals in Bernalillo ranges from $85-$140 depending on property size and amenities, with occupancy rates averaging 65-75% annually. Investment properties in the $200,000-$350,000 range typically generate monthly gross revenues of $1,800-$3,200, with net cash flow after expenses averaging $400-$900 per month. The proximity to Albuquerque International Airport and Santa Fe's tourism market supports consistent demand, while lower property acquisition costs compared to Santa Fe proper create favorable investment metrics for investors seeking southwestern market exposure.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for Airbnb investors in Bernalillo, New Mexico. Local real estate agents serving the area include Keller Williams Realty, RE/MAX Elite, and Coldwell Banker Legacy, with agents like Maria Gonzalez and David Martinez who have experience in investment properties around the Albuquerque metro area including Bernalillo. National services that assist Airbnb investors include Mashvisor, which provides rental property analytics, AirDNA for market data and revenue projections, and Roofstock for turnkey rental properties. Local property management companies such as Vacasa and RedAwning offer services to help investors manage their Airbnb properties in the Bernalillo market. Additional national platforms include BiggerPockets for networking and education, Awning for short-term rental loans, and RentSpree for property search and analysis. Local investment groups and meetups in the Albuquerque area, including the New Mexico Real Estate Investors Association, provide networking opportunities for finding deals in Bernalillo and surrounding areas.