How Baby Boomers Are Shaping New Mexico’s Housing Market

In New Mexico, baby boomers are making moves that ripple through the housing market. Between 2018 and 2023, many hit key life transitions—retirement, health shifts, or the urge to simplify. Some stayed put in long-owned homes, while others downsized, relocated to smaller towns, or opted to rent. These choices weren’t just personal; they reshaped local markets, influenced home prices, and shifted demand. Compared to a decade earlier, boomers today are navigating housing with different priorities—less about square footage, more about lifestyle, cost, and community.

Growing Senior Population in New Mexico

New Mexico’s population has been aging rapidly. From 2010 to 2020, the number of residents 65 or older jumped by 43.7% even though total population grew only about 3%. By 2020, 18.5% of New Mexicans were 65+ (13th highest among states).

Key Demographic Shifts

This trend reflects both the aging of baby boomers and some retirees moving into the state. Two key factors drive New Mexico’s aging:

• Many seniors are aging in place (staying in their communities)
• Younger people have been moving out, leaving a higher proportion of older residents behind

At the same time, retirees from elsewhere are moving to New Mexico, attracted by the climate, lifestyle, and cost of living.

Homeownership Among Boomers

One result is that baby boomers hold a large share of New Mexico’s homes. As of 2023, about 40.2% of all owner-occupied homes in New Mexico are owned by baby boomers – one of the highest rates in the nation.

Nationally, Americans over 55 went from owning 44% of homes in 2008 to 54% by 2023, a sharp rise as the boomer generation aged into retirement. Most New Mexico boomers are homeowners – nearly 80% of U.S. boomers own the home they live in, and New Mexico’s rates are similar or higher given its older demographics.

Aging in Place: The Dominant Trend

A dominant trend among New Mexico’s baby boomers is “aging in place,” choosing to stay in their current homes as they grow older. In a 2024 national survey, more than three-quarters (78%) of boomer homeowners said they plan to remain in their homes for the long term.

Why Boomers Stay Put

Many boomers have lived in the same house for a decade or more and feel attached to their community. They may have paid off their mortgage or locked in low monthly payments, making staying put financially comfortable.

During the pandemic housing boom, some owners secured ultra-low mortgage rates and are now reluctant to sell and take on a new higher-rate loan. Property tax breaks for seniors and familiarity with their home also encourage them to remain.

Financial Incentives for Staying

Financial incentives are a big reason for staying put. If a boomer has a low fixed mortgage or a fully paid-off house, moving could mean higher housing costs elsewhere. In New Mexico, housing prices rose steeply in recent years – the average home price climbed about 70% from 2017 to 2024. Renting offered no reprieve, as median rents jumped ~60% in that period.

Many older homeowners calculate that selling and then buying a smaller place might not save money because smaller homes or condos have also become expensive (often with hefty HOA fees).

Impact on Housing Availability

This widespread aging in place means fewer larger homes are freeing up for younger families. In the U.S., baby boomers (often “empty nesters”) own about 28% of all homes with three or more bedrooms, while millennials with kids own only 14%. New Mexico likely reflects this trend, with boomers occupying many family-sized houses even after their children have moved out.

Downsizing and Home Selling Patterns

While many boomers stayed in place, a significant number did decide to move or downsize during 2018–2023. Baby boomers made up the largest share of home sellers in recent years (about 52% of U.S. home sellers).

Motivations for Downsizing

In New Mexico, plenty of longtime owners chose to sell their houses – often because their home felt too large to maintain or they wanted to be closer to family. When boomers sold, they were indeed likely to buy smaller homes or condos.

Buyers age 57 and up were far more likely to purchase a smaller house than younger buyers. Many cited retirement, less need for space, or the desire for a home with single-floor living and easier upkeep as motivations for downsizing.

Family-Driven Relocations

Family considerations are a major motivation. Baby boomers commonly relocate to be closer to adult children or grandchildren. Some moved within New Mexico or out of state to have family support or simply to spend more time with family in retirement.

Others moved because their long-time hometown lacked certain services they need in older age, wanting to be nearer to doctors or amenities.

Moving Distance Patterns

Not all moves mean leaving the state – many downsizing boomers stayed within New Mexico, often moving a short distance. Younger boomers who moved bought homes a median of ~90 miles from their previous residence, suggesting many moves were from one New Mexico city to another, or from a rural area to a nearby town.

Older boomers (late 60s and 70s) tended to move shorter distances (around 60 miles median), perhaps indicating moves into the nearest community with suitable housing or into retirement communities nearby.

Popular Retirement Destinations in New Mexico

For those who did sell and relocate, New Mexico’s popular retirement spots attracted many.

Santa Fe has long been a retirement destination, known for its cultural amenities, mild climate, and healthcare facilities. By 2020, about 42.8% of Santa Fe households included a senior member – a very high share.

Other retirees headed to smaller cities or scenic areas:

• Taos County (mountain arts community)
• Lincoln County (Ruidoso area)
• Sierra County (home to Truth or Consequences and Elephant Butte Lake) with over 53% senior-household rate

These areas are popular for affordable retirement living, recreation, and retirement lifestyle.

Renting and Alternative Housing Choices

Most baby boomers in New Mexico own homes, but a subset are renters or exploring other housing arrangements. Some boomers became renters during 2018–2023 by selling their home and choosing not to buy again.

The Appeal and Challenges of Renting

Renting can appeal to retirees who don’t want the burden of home maintenance or who need flexibility. In New Mexico’s cities like Albuquerque, there are 55+ apartment communities and rentals that cater to seniors.

However, renting comes with trade-offs. One challenge is cost: rents have surged in New Mexico, rising much faster than national averages. Older renters on fixed incomes may struggle with these increases.

Nationally, older renters are far more likely to be “cost-burdened” (paying over 30% of income on housing) than older homeowners. The same likely holds in New Mexico, especially in high-demand areas.

Multigenerational Housing

Another trend is multigenerational housing. A portion of boomers chose to move in with family or have family move in with them instead of living alone. About 1 in 10 boomers nationally were considering moving in with adult children or other relatives as they age.

In New Mexico, where family ties are often strong, there are examples of three generations under one roof. This setup can help everyone: grandparents get support with daily needs while providing childcare or household help.

Senior-Specific Housing Options

Some boomers opted for 55+ retirement communities or senior apartments (about 20% consider this path). New Mexico has a growing number of age-restricted communities, especially in places like Rio Rancho, Los Lunas, and Las Cruces, offering homes with senior-friendly designs and community activities.

A small segment eventually require assisted living or nursing homes, typically the older boomers in their 80s. During 2018–2023, only about 10% of boomers anticipated moving to an assisted-living facility. Most prefer to delay that as long as possible, often bringing in home health aides if needed.

Urban vs. Rural Housing Patterns

Housing trends among boomers vary significantly between urban and rural areas of New Mexico.

Rural Housing Trends

Many rural counties in New Mexico have very high concentrations of senior households. For example, in tiny Catron County, about 71% of households had a member 65+ as of the early 2020s – the result of younger people moving away and older ranchers or retirees staying.

Other rural counties like Harding, Mora, and Guadalupe all have over half of households with seniors. In these areas, baby boomers are often aging in place on family land or in longtime homes. They may be far from services, which can be a challenge.

Rural boomers who stay put sometimes live in aging housing stock – older homes or trailers that may need repairs. National studies show older rural homeowners often face issues of home condition and accessibility (e.g., needing ramps or modifications).

Urban Housing Patterns

New Mexico’s cities have seen growing numbers of boomers, both aging longtime residents and newcomers moving in. Albuquerque (Bernalillo County), the largest metro, had a lower share of senior households (~30%) compared to rural areas, since many young families and workers live there too.

Urban boomers have more housing options – some remain in suburban-style houses, others downsize to condos or apartments in the city. Access to hospitals is a draw for those with health needs.

Las Cruces (Dona Ana County) also saw boomer growth; while about 32% of its households are seniors, it has gained attention as a retirement spot. In fact, Las Cruces was ranked in the top 20 U.S. cities for attracting baby boomer movers around 2021–2022.

About 2.36% of its population in a recent year were new boomer transplants (over 2,600 people). Many are drawn by the city’s affordability – Las Cruces has one of the lowest housing costs (around $960 median monthly) among popular boomer destinations.

Regional Spotlight: New Mexico’s Major Regions

Albuquerque Metro Area

As the biggest city, Albuquerque (and adjacent Rio Rancho/Valencia County) has the most diverse set of boomer housing behaviors. Many boomers here have aged in place in suburban homes they bought decades ago.

Others have downsized to condos in neighborhoods like Downtown or Nob Hill, seeking a more walkable lifestyle in retirement. The city offers senior services, hospitals, and public transit that make it easier to stay even if one stops driving.

A notable trend in the late 2010s was boomers holding on to homes instead of selling, contributing to Albuquerque’s tight housing inventory (the number of homes on the market in NM in early 2024 was about half what it was in 2018).

Santa Fe and Northern New Mexico

Santa Fe is unique with its high percentage of retiree residents. Boomers in Santa Fe often are transplants who bought homes to enjoy the area’s culture, arts, and scenery in retirement. They tend to be homeowners (renting is costly and less common for this group).

One regional factor is housing price: Santa Fe’s median home value is high (around $500,000+), which can encourage long-time owners to cash out. Some Santa Fe boomers indeed sold during the hot market of 2020–2022 and either moved to cheaper parts of New Mexico or went out of state.

Surrounding areas like Taos, Los Alamos, and Rio Arriba County also have older populations. Notably, Los Alamos (a lab town) has fewer retirees (only ~28% senior households) because it retains more working-age families, whereas Taos has attracted retirees (47.5% senior households) with its rural charm.

Las Cruces and Southern New Mexico

Las Cruces has risen as a retirement-friendly city with a warm climate, New Mexico State University’s activities, and relatively low housing costs. During 2018–2023, it consistently appeared in lists of “best places to retire”.

Baby boomers in southern New Mexico include lifelong residents (for example, farmers in the Mesilla Valley who retire but keep living on their property) and newcomers from colder climates or expensive regions.

A common pattern is a boomer couple from California or the Northeast selling their expensive home and buying a house in Las Cruces for a fraction of that price. With a median home price well under many other states’ markets and median monthly housing cost under $1,000, Las Cruces offers boomers bang for the buck.

Other southern areas like Silver City (Grant County) and Truth or Consequences also attract retirees looking for small-town life. Silver City offers a cooler climate and arts scene, and has a high share of older residents (Grant County ~46% senior households).

Key Motivations Behind Housing Decisions

Several key motivations drive how and where baby boomers in New Mexico choose to live:

Affordability Considerations

Housing costs and finances are central to decisions. Many boomers are on fixed retirement incomes, so they seek affordable options. Those who found New Mexico’s larger cities or resort areas too expensive sometimes downsized or moved to cheaper locales in-state.

Conversely, retirees from high-cost states moved into New Mexico to take advantage of lower prices. “Best value” retirement destinations like Las Cruces have drawn boomers due to low median housing costs.

At the same time, long-time homeowners often stay in place because their current home is the most affordable choice (no rent to pay, low taxes). Rapid price increases from 2018 to 2023 made some boomers hesitate to move since downsizing didn’t guarantee saving money.

Healthcare Access

As boomers age, access to doctors and hospitals becomes more important. Many choose housing that is near medical facilities. In New Mexico, this often means being in or near a city.

A boomer living on a remote ranch might decide to move to an Albuquerque apartment to be 10 minutes from a heart specialist. Even within a city, some might move closer to specific clinics or into developments that offer shuttle services to medical appointments.

Areas with major hospitals (Albuquerque, Santa Fe, Las Cruces) thus have an edge in retaining and attracting older residents.

Lifestyle and Climate Preferences

Many housing choices are about quality of life. New Mexico offers diverse climates and lifestyles, and boomers pick what suits their retirement dreams.

Some want a vibrant social scene with museums, restaurants, and classes – Santa Fe and Albuquerque provide that. Others desire peace, quiet, and natural beauty – they may move to the countryside or stay in a rural family home.

The warm, sunny climate in much of New Mexico is a big draw, especially for boomers moving from colder regions. Even within the state, a boomer from chilly northern NM might relocate to warmer Las Cruces or vice versa for cooler summers.

Family and Social Connections

Family is a top priority for many boomers. Housing decisions often hinge on where children or grandchildren live. Those with family in New Mexico may stay nearby, while those whose families moved away may eventually follow them out of state.

Additionally, social networks and friendships play a role. A boomer who has a close circle of friends in their town might choose to age in place to maintain those bonds.

Home Features and Practicality

Some motivations are about the house itself. A number of boomers sought homes with senior-friendly features – single-story layouts, grab bars, low-maintenance yards – either by modifying their current home or moving to a new one.

If their two-story family home became hard to navigate, they considered downsizing to a one-level home. If maintaining acreage was too much work, they looked for a townhouse or a place with an HOA that handles landscaping.

Comparing 2008–2017 vs. 2018–2023

The housing behavior of New Mexico’s baby boomers in 2018–2023 showed some clear shifts compared to the prior decade:

Growing Housing Market Dominance

In the late 2000s and early 2010s, boomers were just beginning to retire. They owned many homes, but by 2018–2023 their share grew significantly.

Nationally, the portion of homes owned by people 55+ rose from about 44% in 2008 to 54% by 2023. In New Mexico, with its aging population, the swing was likely even larger.

By 2023, boomers were the top home buyers and top home sellers (42% of recent U.S. home buyers). Simply put, more boomers were active in real estate in 2018–2023 than before, due to both entering retirement and favorable market conditions.

Increased Aging in Place

While aging in place has long been common, the extent increased. Surveys show more boomers intend to age in place now than a decade ago.

In 2008–2017, many boomers planned to downsize or move upon retirement, and some did around 2015–2017 as the economy recovered from the housing crash. However, by 2018–2023, factors like higher costs to move, better health allowing independent living, and COVID-19 disruptions led to a higher rate of staying put.

The COVID-19 pandemic (2020–2022) in particular made many older people delay moves. So relative to the prior decade, fewer New Mexico boomers relocated in their 60s, and more stayed in their longtime homes longer.

Changing Migration Patterns

Comparing the two periods, retiree migration to New Mexico became more pronounced in 2018–2023. In the 2008–2017 period, New Mexico was aging mainly because boomers were getting older in place, but by the late 2010s, it also started gaining more retirees from outside.

Las Cruces and other cities began appearing in national “where to retire” rankings around the late 2010s, and data showed an uptick of boomer in-migration. On the flip side, younger people’s out-migration accelerated, leaving an older population mix.

By 2020, every county in NM had more seniors than a decade before, whereas earlier, some areas still had balanced demographics.

Economic and Housing Market Shifts

The prior decade (especially 2008–2012) was marked by a housing bust and slow recovery. Some boomers postponed retirement moves because their home values had dropped.

By 2018–2023, home prices were rising sharply, giving boomers more equity and enabling some who had waited to finally sell at a good profit.

Additionally, mortgage interest rates were very low in 2018–2021, which boomers took advantage of by refinancing or buying second homes. By 2022–2023, rates spiked again, freezing many in place to avoid new loans. This dynamic – boomers not moving because they don’t want a new high-rate mortgage – simply didn’t exist in 2008–2017.

Growth in Senior Housing Options

Over the last decade there’s been growth in housing options geared to seniors. In 2008–2017, New Mexico had fewer 55+ communities or senior apartments. By 2018–2023, more of these had been built.

This gave boomers more choices to move into specialized housing if they wanted. However, supply still hasn’t fully met demand, especially in rural areas.

We see more discussion now of building accessible, affordable homes for the aging population than a decade ago, reflecting a shift in recognizing the “silver tsunami” of retiring boomers.

Conclusion

New Mexico’s baby boomers between 2018 and 2023 largely solidified their presence in the housing landscape – holding onto homes longer, increasingly becoming the top buyers and sellers when they did transact, and concentrating more in certain regions (like retirement hubs).

Compared to 2008–2017, they have become a more settled yet impactful force: settled in the sense of more aging in place, and impactful in that when they do act (buying or selling), they represent a giant cohort influencing prices and availability.

As the first boomers approach their 80s later this decade, their housing choices will continue evolving – possibly shifting from “aging in place” toward seeking more care-oriented housing. But from 2018 through 2023, the story in New Mexico was one of boomers staying put or making strategic moves to improve retirement life, all while reshaping the housing market around them.

References

• New Census data shows New Mexicans are getting older – UNM UCAM Newsroom
• Living Better & Longer | NM Aging & Long-Term Services – New Mexico Aging & Long-Term Services Department
• More Than Three-Quarters of Baby Boomers Plan to Stay In Their Home As They Grow Older – Redfin News
• Baby Boomer-Dominant Housing Markets (2024) – Construction Coverage
• Restrictive Regulations Fuel New Mexico’s Housing Shortage – The Pew Charitable Trusts
• 2023 Home Buyers and Sellers Generational Trends Report – National Association of Realtors
• Where Baby Boomers Are Moving – 2024 Study – Nasdaq/SmartAsset
• Housing America’s Older Adults 2023 – Harvard Joint Center for Housing Studies
• America’s Top Places For Boomers To Retire – CNBC
• Baby Boomers Regain Top Spot as Largest Share of Home Buyers – National Association of Realtors