How much is a home worth in ZIP code 88012?

The typical home in 88012 is worth $294,868, based on the Zillow Home Value Index.

Are home values rising in 88012?

Home values in 88012 are down 0.6% over the past year, and up 6.4% a year over five years.

What is the typical rent in 88012?

A typical home in 88012 rents for about $1,696 a month, a gross rental yield of 6.9%.

What is the property tax rate in 88012?

The effective property tax rate in 88012 is 0.5% — roughly $1,580 a year on a typical home.

ZIP code 88012 has a population of 33,158 and a median household income of $69,052.

HousingHandbookReference data

…

U.S. ZIP Code · NM88012

Doña Ana County · Las Cruces, NM

Typical home value

$294,868^[1]

Zillow Home Value Index, as of April 2026

Appreciation

1-year: -0.6%
5-year / yr: +6.4%
10-year / yr: +5.7%

Relative price

vs U.S.: +3.8%
vs metro: +13.8%
vs state: +5.5%

Price history

Zillow Home Value Index — monthly, smoothed and seasonally adjusted.

The typical home in 88012 is worth $294,868 — 13.8% above the Las Cruces, NM median. Over the past year, values have fallen 0.6%. Homes here rent for a typical $1,696 a month — a 6.9% gross rental yield. The effective property tax rate is 0.5%.

#Rent & investment

Typical asking rent, and the returns it implies at the current home value.

Monthly rent: $1,696^[2]
Gross yield: 6.9%^[2]
Cap rate: 4.1%^[2]

#Property tax

Effective rate — total real estate taxes paid relative to total home value.

Effective tax rate: 0.5%^[3]
Typical annual tax: $1,580^[3]

#Climate risk

FEMA National Risk Index ratings for Doña Ana County. "Not Applicable" means the hazard does not threaten the county.

Overall risk: Relatively High^[4]
Riverine flood: Relatively High
Coastal flood: Not Applicable
Wildfire: Relatively Low
Drought: Relatively High
Heat wave: Relatively Moderate
Hurricane: Very Low
Tornado: Very Low
Earthquake: Relatively Moderate
Winter weather: Very High

#Who lives here

Population: 33,158^[3]
Median household income: $69,052^[3]

#Migration

Household moves in and out of Doña Ana County over a year, from IRS tax-return data.

Net migration: +104^[5]
Moved in: 5,116
Moved out: 5,012

Schools

Open public schools in this ZIP, from the NCES Common Core of Data.

Public schools: 5
Elementary: 4
Middle: 1
High: 0

HIGHLAND ELEMENTARY
Elementary · Grades PK–5 · LAS CRUCES
724 students
MONTE VISTA ELEMENTARY
Elementary · Grades PK–5 · LAS CRUCES
723 students
MESA MIDDLE
Middle · Grades 6–8 · LAS CRUCES
718 students
CESAR CHAVEZ ELEMENTARY
Elementary · Grades PK–2 · LAS CRUCES
517 students
SUNRISE ELEMENTARY
Elementary · Grades 3–5 · LAS CRUCES
351 students

Run the numbers

Interactive calculators pre-filled with this ZIP's typical home value, rent, and property-tax rate. Edit any field to recompute.

Home value$Monthly rent$

Gross yield6.9%

Net yield (after ~40% expenses)4.1%

Annual rent$20,350

Gross and net yield are estimates based on the inputs and the selected expense ratio. Actual income and expenses will vary by property and market. Not investment advice.

Home price$Down payment%Interest rate%Loan termyears

Monthly payment$1,491

Loan principal$235,895

Down payment$58,974

Total interest paid$300,871

Estimated monthly payments include principal and interest only. Actual costs will include property tax, insurance, possibly PMI, and HOA fees not modeled here. Loan terms shown are estimates; consult a licensed lender for current rates and qualification.

Home price$Monthly rent$Down payment%Mortgage rate%Property tax rate% / yrMaintenance% / yrRule of thumb: 1% of home value per year.

Own : rent ratio1.10

Monthly cost to own$1,869

Monthly rent$1,696

Renting is meaningfully cheaper month-to-month.

This calculator projects multi-year scenarios based on assumptions about appreciation, rent growth, and investment returns — none of which are guaranteed. Actual outcomes depend on variables this tool cannot know. Not financial or real estate advice.

#Metro ranking

Where this ZIP sits among others in its metro area.

Appreciation: 59th percentile^[1]
Rental yield: 100th percentile^[2]
Property tax: 14th percentile^[3]

Rankings

Top-10 lists this ZIP code appears on.

9th for highest rental yield in NMView list →

Frequently asked

How much is a home worth in ZIP code 88012?: The typical home in 88012 is worth $294,868, based on the Zillow Home Value Index.
Are home values rising in 88012?: Home values in 88012 are down 0.6% over the past year, and up 6.4% a year over five years.
What is the typical rent in 88012?: A typical home in 88012 rents for about $1,696 a month, a gross rental yield of 6.9%.
What is the property tax rate in 88012?: The effective property tax rate in 88012 is 0.5% — roughly $1,580 a year on a typical home.
Who lives in 88012?: ZIP code 88012 has a population of 33,158 and a median household income of $69,052.

#Comparable ZIPs

Same metro, nearest typical home value. Each card shows the comparable ZIP's headline numbers so you can scan at a glance.

88044 vs 88012 →
La Mesa CDP, NM
Typical home
$300,157
Gross yield
—
88046 vs 88012 →
Mesilla, NM
Typical home
$283,424
Gross yield
—
88005
Las Cruces, NM
Typical home
$276,227
Gross yield
5.1%
88008
Santa Teresa CDP, NM
Typical home
$314,316
Gross yield
6.3%
88007
Las Cruces, NM
Typical home
$326,758
Gross yield
—
87940
Rincon CDP, NM
Typical home
$261,018
Gross yield
—

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#Jump to section

U.S. ZIP Code · NM88012

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