Ask us anything. Here is most of it.

Call or search the county assessor for the parcel number on the listing; the owner shown should be us. If it shows someone else, that is usually the county's own lag — a deed can take weeks to work through their system — so ask us for the deed's recording number and check it with the county clerk. We would rather you check than take our word.

No. The orange line is the parcel as the county's own GIS draws it, which is a record, not a survey. It is usually close; it can be off by yards, and acreage, access, flood zone, soil and whether the county will permit what you want are all things we report from records, not things we warrant. Only a licensed surveyor can tell you where the corners are on the ground — if that matters for what you are planning, get one.

Any tax owed on a lot when we sell it is settled by us at or before closing. Confirm it yourself with the county treasurer — the listing links to the right office — and if their record shows something owed after we have sold to you, tell us and we sort it.

Please do. Tell us you are going and we will make sure you are looking at the right piece — on open range with no fences, it is easy to stand on the neighbour's.

No. It is how we do business, written plainly; the signed contract and our terms of sale are what binds either of us, and where this page differs from them, they win. If you want a lawyer to read the contract before you sign, send it to one — we will wait.

Albuquerque, New Mexico, New Mexico. Everything we sell is in this state, and we have stood on most of it.

We do not broker other people's land. We will buy it, though: tell us the parcel on the sell page and you will have a cash number in writing within two working days.

Sometimes — pieces we have bought and not yet written up. Tell the alerts page what you are after and you hear first.

A quitclaim hands over whatever interest the signer has, without promising there is any. Wholesalers use it. We do not: you get a warranty or special warranty deed, which actually stands behind the title.

The way land has been sold on payments in New Mexico for decades. You sign a contract, we hold it, the land stays in our name while you pay, and the contract binds us to deed it to you the day the balance clears. No bank, no escrow company, no loan servicer. You sign it in front of any notary and mail it back; that is the whole closing.

You may visit it, at your own risk, as often as you like. You may not live on it, build on it, clear it, or place a structure, vehicle or anything else on it until it is paid off and deeded, unless we agree in writing first — the land is still in our name, and so is the liability. Once the deed is yours, it is yours.

No. The contract is between you and us: you keep your notarised copy, we keep ours, and your account page holds the signed PDF and every payment. What gets recorded with the county is the deed, in your name, the day the balance clears.

Talk to us before it happens — a missed month is a phone call, not a default, and we have worked things out before. If a contract does go into default, it ends, the land stays ours, and everything paid to that point — deposit, down payment, monthly payments, fees — is kept as the agreed charge for the time you held the land. That is what the contract says, and we would rather it never came to that.

None, ever. Pay extra any month and all of it goes to the balance, not to interest. Your account page shows how much sooner you finish if you add a little each month, and the payoff figure for today.

On the site: card, or a bank account through Stripe, which is cheaper and what we suggest for the monthly payment. By post: a check or money order. Zelle if you prefer — email us for the details. A check is applied when it clears, usually a week; the account page shows it the day we record it.

Yes, from your account page — card or bank account, taken on the due date, and it stops itself when the balance hits zero. You can pause or change it there any time.

On the day the contract names, usually the 1st. Nothing counts as late for ten days. After that, one late fee for that month — the amount is on your contract — and it comes off the top of your next payment. We waive it when there is a reason; email us.

The sum that holds a piece for you: it takes the lot off the site while the paperwork is drawn up, and every dollar of it counts toward the price or the down payment. It is not refundable — it is how a serious buyer commits, and it is what stops the next person from buying the lot while you decide. Look, ask and check before you put it down. After it: a cash buyer pays the balance within 7 days, a financed buyer returns the signed contract within 10; miss that and the earnest money is kept and the lot goes back on the site. The one exception is a lot that turns out to be unavailable through our error, which is refunded in full.

Your account page: balance, next payment, every payment with its split, your signed contract to download, a statement PDF, and the buttons to pay. Sign in with the email on your contract — there is no password.

We sell free of any lien, mortgage or tax debt we created or owe, and we have not knowingly sold anything with another. The county treasurer's and clerk's records are open, and checking them is part of your side of the deal; a title company will search them for a fee if you would rather someone else did.

Yes. The county bills it each year — on vacant land here it is usually tens of dollars an acre, sometimes less. Under a contract for deed the yearly tax and any owners' association dues from the day you sign are yours; we forward the bill or you pay the county directly, and an unpaid tax bill is a default under the contract.

Not included, and not required — on land at these prices most buyers do not bother, and the county records are open to anyone. If you want it, any New Mexico title company will search the title and write a policy for a fee, and you can close through them instead of by notary; the buying page explains that route.

Some subdivisions have a property owners' association that maintains roads or a well and charges a yearly fee. Where one applies, the listing says so and gives the figure we know; the association itself is the source of truth.

Every listing says what we know: paved, gravel, dirt or by easement, and whether we have driven it. A dedicated easement is a recorded right of way — usually the roads drawn on the subdivision plat — that guarantees access even where nothing has been graded yet. Unmaintained means exactly that: fine dry, slow after rain.

We convey whatever rights we hold and make no claim about minerals, water rights or anything under the surface. In New Mexico they were often split off decades ago; finding out means a search at the county clerk and sometimes the BLM. Their absence does not stop you building — that is zoning, not minerals.

We say what we can see and what the county records show: how far the nearest power line is, whether nearby lots have wells and how deep, whether there is a water utility. We never say a lot has power or water unless it is on the property. Off-grid — solar, a well or hauled water, septic — is how most land out here is lived on.

That is the county's planning and zoning office, and the answer differs by county and sometimes by subdivision; covenants can add rules of their own. The listing links to the right office. Ask them the exact question before you buy — we make no representation about what may be built, and they decide.

We use the assessor's figure, and where the assessor left it blank we measure the county's own boundary geometry. Both are records, not surveys, and can differ from a tape on the ground by a few percent.

We prepare it again and send it tracked, at no charge. Nothing is signed by you on a cash sale, so nothing is at risk in transit.

Once the deed is yours, of course. A running contract for deed cannot be assigned or taken over without our written agreement; ask, and where the new buyer is someone we would sell to ourselves we usually say yes.

Yes. benny@nmlot.com reaches a person, not a queue, and we would rather answer a question before you buy than after.