Welcome to Episode 570 of Albuquerque Real Estate Talk with Tego and Tracy Venturi. This week, we are diving deep into the diverse neighborhoods of Albuquerque's North Valley, from historic equestrian properties to a record-breaking 13.5 million dollar estate currently on the market.

We also break down the latest market statistics for the metro area and discuss two major stories that will impact housing: a new federal reporting requirement starting March 1st and a national legislative push to make factory-built housing more affordable.

In this episode:

• Local Market Update: Current home values for Bernalillo, Sandoval, and Valencia counties.

• North Valley Spotlight: Exploring neighborhoods like Tinnin Farms, El Caballero, and Los Poblanos.

• Real Estate Question of the Week: What exactly is a buyer sale contingency?

• The 13.5 Million Dollar House: A look at the most expensive listing in Albuquerque.

• New Compliance Rules: Why cash buyers and entities need to know about FinCEN reporting before March 1st.

• National News: How the Housing for the 21st Century Act (HR 6644) could remove the chassis tax on manufactured homes.

Timestamps:

00:00 - Intro: Albuquerque and National Real Estate News 01:03 - The Tease: Big reporting changes coming March 1st 01:50 - Metro Market Stats: Home values by county 06:45 - Pulse on the Street: Increased February buyer activity 08:15 - Interest Rate Update: 6 percent range and FHA options 10:45 - Question of the Week: Buyer Sale Contingencies explained 14:15 - North Valley Luxury Deep Dive: Area definitions and neighborhoods 18:25 - Listing Spotlight: The 13.5 million dollar Rio Grande estate 22:00 - Why the Valley: Walking trails, restaurants, and the rural vibe 24:00 - Federal Compliance: FinCEN anti-money laundering rules for entities 35:20 - Legislative Update: HR 6644 and the Chassis Tax 37:55 - Closing: Lunar New Year and spring strategy sessions

What should buyers and sellers expect from their real estate broker in 2026?

In this episode of Albuquerque Real Estate Talk, Tego and Tracy Venturi break down the real standards that matter in today’s market—from pricing strategy and concessions to negotiation skills, transparency, and follow-through.

They explain why one out of ten homes in Albuquerque never sell, how market conditions have shifted toward monthly payment decisions, and what separates brokers who get homes sold from those who don’t. On the buyer side, they talk strategy, preparation, and why chasing the “perfect home” is one of the most common (and costly) mistakes.

If you’re planning to buy or sell in 2026, this episode gives you a clear roadmap for what to expect—and what to demand—from your real estate professional.

Is 2026 finally the year to stop renting — or does it still make sense to wait? In this episode of Albuquerque Real Estate Talk, we take a deeper, more honest look at the rent vs. buy decision without the fear-based headlines or oversimplified math.

This conversation is part of our January: The Reality Check series, where we’re helping buyers and sellers recalibrate expectations for the year ahead. Instead of asking “What should I do?” we focus on the better question: “What actually fits my life right now?”

We break down:

• Why time horizon matters more than people realize

• How income stability plays into the rent vs. buy decision

• The real cost of “surprise repairs” — and what they say about readiness

• Control vs. convenience: lifestyle tradeoffs renters and owners face

• Why equal monthly payments don’t always mean equal outcomes

We also run a reality-check segment where Leah walks Tracy and Tego through real-world scenarios to debate when renting makes sense — and when buying becomes the smarter long-term move.

This episode isn’t about pushing anyone into a decision. It’s about helping you understand where you are today, so you can make smarter moves tomorrow.

🎧 Whether you’re renting, buying, or somewhere in between, this episode is designed to help you think more clearly about what 2026 should look like for you.

Ep. 564 – Housing Resolutions & Real Estate Myths to Leave Behind in 2025

📄 Description: In this special New Year’s episode, Tego and Tracy Venturi share practical real estate resolutions for buyers and sellers, bust some lingering housing myths, and offer perspective on the Albuquerque market heading into 2026.

🎯 Highlights:

• Why “waiting for rates to drop” might be the wrong move

• The myth of crashing home prices (again)

• New Year tips for move-up buyers

• Planning your real estate goals with data, not drama

💡 Whether you’re buying, selling, or just watching the market—this episode is packed with real-world advice and grounded insights from two of Albuquerque’s top real estate experts.

It’s the final episode of 2025! Tego and Tracy Venturi wrap up the year by reviewing the "Rights, the Wrongs, and the Lobos". In this candid retrospective, the "Stat-Matic" and Tracy break down where their 2025 predictions hit the mark and where they missed completely.

In this episode:

• The Wrongs: Tego owns up to his mortgage rate prediction (we didn't quite hit the high 5% range) and why "buy downs" became the real story of the year.

• The Rights: Why the predicted "housing crash" never happened and why the lock-in effect is still real.

• Myth Busting: Debunking the viral news story that claimed 71% of Albuquerque buyers were cash (spoiler: it was actually closer to 14%).

• Market Shifts: The surprising flip where Rio Rancho’s median price is now higher than Albuquerque’s.

• The Fun Stuff: A heated luxury chicken coop in Corrales with automated doors , the legend of "Sparkling Moullah Road" , and cheering on the UNM Lobos in their upcoming bowl game.

  Join us for a look back at a "slow and boring" but resilient year in Albuquerque real estate.

Happy Holidays and see you in 2026!