Rental numbers for the Las Cruces, NM metro
The typical home here runs -$817 a month at 7.78% with 25% down, breaking even at about 1.4%. 0 of 5 ZIP codes with full Zillow data in this metro are cash-flow positive; the median gross yield is 5.5%.
- Gross yield
- 6.1%
- typical home, Zillow
- Median ZIP yield
- 5.5%
- 5 ZIPs with full data
- Cash flow
- -$817/mo
- at 7.78%, 25% down
- Typical price
- $288,000
- Zillow ZHVI, Aug 2026
- Typical rent
- $1,469/mo
- Zillow ZORI, Aug 2026
ZIP codes in the metro
19 with published figures
| 88012Las Cruces | $294,000 | $1,791 | 7.3% | 4.2% | -$559 | -1.4% |
| 87941Garfield | $182,000 | $1,040* | 6.9% | 3.5% | -$455 | n/a |
| 87937Las Cruces | $175,000 | $970* | 6.7% | 3.1% | -$487 | n/a |
| 88008Santa Teresa | $313,000 | $1,722 | 6.6% | 3.3% | -$823 | +17.1% |
| 87936Garfield | $195,000 | $1,040* | 6.4% | 3.4% | -$498 | n/a |
| 88032Las Cruces | $199,000 | $1,040* | 6.3% | 2.9% | -$591 | n/a |
| 88048Mesquite | $213,000 | $970* | 5.5% | 1.8% | -$831 | n/a |
| 88001Las Cruces | $206,000 | $933 | 5.5% | 2.3% | -$723 | +3.0% |
| 88005Las Cruces | $277,000 | $1,209 | 5.3% | 2.3% | -$969 | +2.9% |
| 88011Las Cruces | $356,000 | $1,495 | 5.0% | 2.2% | -$1,257 | -0.4% |
| 88024Anthony | $235,000 | $970* | 5.0% | 1.9% | -$896 | n/a |
| 88021Anthony | $241,000 | $970* | 4.8% | 1.7% | -$956 | n/a |
| 87940Rincon | $268,000 | $1,060* | 4.8% | 1.8% | -$1,038 | n/a |
| 88046Mesilla | $285,000 | $1,120* | 4.7% | 2.0% | -$1,059 | n/a |
| 88063Sunland Park | $249,000 | $970* | 4.7% | 1.4% | -$1,050 | n/a |
| 88072Vado | $269,000 | $970* | 4.3% | 1.7% | -$1,061 | n/a |
| 88044La Mesa | $298,000 | $1,000* | 4.0% | 1.3% | -$1,274 | n/a |
| 88047Mesilla Park | $354,000 | $1,070* | 3.6% | 1.1% | -$1,599 | n/a |
| 88007Las Cruces | $326,000 | $970* | 3.6% | 0.9% | -$1,516 | n/a |
* HUD Fair Market Rent, 2 bedroom, where Zillow publishes no rent index. Conservative.
Trends
Five years to August 2026
- Price, 12 months
- -0.4%
- Rent, 12 months
- +1.8%
- Rent minus price growth
- +2.2 pts
- Property tax
- 0.67%
- effective rate, ACS 2024
Show the numbers
| Month | Typical value | Rent |
|---|---|---|
| Aug 2021 | $224,092 | $1,148 |
| Aug 2022 | $263,597 | $1,294 |
| Aug 2023 | $283,479 | $1,381 |
| Aug 2024 | $288,511 | $1,421 |
| Aug 2025 | $289,228 | $1,443 |
| Aug 2026 | $287,943 | $1,469 |
Counties
- Dona Ana County, NM5.5% median yield
Tools
Questions
- Is the Las Cruces, NM metro good for rental property?
- The typical home here runs -$817 a month at 7.78% with 25% down, breaking even at about 1.4%. 0 of 5 ZIP codes with full Zillow data in this metro are cash-flow positive; the median gross yield is 5.5%. Figures assume a typical home, 7.78% with 25% down and the default costs on the methodology page.
- Which ZIP codes in the Las Cruces, NM metro have the highest rental yield?
- 88012 (Las Cruces) at 7.3%, 88008 (Santa Teresa) at 6.6%, 88001 (Las Cruces) at 5.5%, on Zillow value and rent. The full table above sorts by any column.
Sources and method
- Zillow Home Value Index (ZHVI), mid tier, smoothed and seasonally adjusted
Zillow Research. Read: 2026-08.
Typical home value by ZIP, county, metro and state, and the price trend.
- Zillow Observed Rent Index (ZORI), all homes plus multifamily, smoothed
Zillow Research. Read: 2026-08.
Typical market rent by ZIP, county and metro, and the rent trend (tier A pages).
- HUD Small Area Fair Market Rents, FY2026
US Department of Housing and Urban Development. Read: FY2026.
Rent by bedroom count for every ZIP. The rent used on tier B pages, and a reference on all pages. It is the 40th percentile gross rent, so it runs below market.
- American Community Survey 5-year estimates, 2020 to 2024 (B25103 median real estate taxes paid, B25077 median home value, B11001 households)
US Census Bureau. Read: 2020 to 2024.
Effective property tax rate (median taxes paid divided by median value) by ZIP code tabulation area, county and state; households for the permits ratio.
- Freddie Mac Primary Mortgage Market Survey, 30-year fixed (FRED series MORTGAGE30US)
Freddie Mac via the Federal Reserve Bank of St. Louis. Read: 2026-09-24.
The weekly 30-year rate. The site adds a disclosed investor premium to it for the loan payment.
Data: Zillow Research (ZHVI, ZORI), HUD, US Census Bureau, Freddie Mac. Every formula is on the methodology page.
Estimates from public data for a typical property. Not investment, tax or legal advice. Your property, financing and costs will differ.