The story of this market
The typical home in ZIP 88316 sells for about $325,000, or $215 per square foot.
Prices are up +3.2% from a year ago, so sellers still have some momentum. Homes take about 88 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,250 a month.
ZIP 88316 — Capitan
The housing market in 88316 remains stable with low inventory and moderate price appreciation. Demand is driven by lifestyle buyers, though high wildfire insurance costs and limited local employment opportunities act as constraints on rapid growth.
This ZIP is best suited for retirees, outdoor enthusiasts, and families seeking a quiet, rural lifestyle with access to mountain amenities and a tight-knit community.
Median prices moved up 3.2% year over year.
Homes spend a median of 88 days on market with 10.5 months of supply — a slower-moving market.
12% of listings have cut prices · homes sell at 96.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.2% · poverty 11.5% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 88316, Lincoln County NM
Crime rates in Capitan are generally low and consistent with rural Lincoln County, with property crime being the primary concern.
The area is served by the Capitan Municipal School District, which is generally regarded as a small, community-focused district with moderate performance ratings.
The region faces significant wildfire risk due to its location in the Lincoln National Forest area, necessitating careful insurance planning and fire-mitigation efforts.
Economic growth is modest and driven primarily by tourism, local services, and the agricultural sector, with limited large-scale industrial development.
Property taxes are assessed by Lincoln County based on local millage rates; there are no state-level property taxes, and exemptions exist for head-of-household and veterans.
Commuting is primarily by personal vehicle, with most residents traveling to nearby Ruidoso or Roswell for employment, as there is no public transit infrastructure.
The area offers extensive outdoor recreation including access to the Lincoln National Forest, hiking trails, and proximity to the Smokey Bear Historical Park.
The rental market is tight with limited inventory, often influenced by seasonal demand from tourism and the proximity to regional employment hubs.
The economy is anchored by tourism, government services, and agriculture, with a heavy reliance on the regional Ruidoso market for broader economic activity.
Transportation is entirely dependent on private vehicles, with US Highway 380 serving as the primary arterial route through the area.
Development is limited to small-scale residential infill and minor commercial improvements, with no major master-planned projects currently active.
The Lincoln County Assessor manages property valuations, typically performing cyclical reappraisals to ensure market-value alignment.
Parcels are subject to local school district taxes and county-wide emergency service levies.
Property insurance premiums are elevated due to the high wildfire risk profile of the mountainous terrain.
Data retrieved from data.census.gov ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
A major local landmark dedicated to the history of the famous fire-prevention icon.
Provides vast acreage for hiking, camping, and wildlife observation.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.