近距离内射合集

For Wade Messenger, New Mexico鈥檚 housing conversation has become all too familiar, with repeated calls for more development and talk about what the market could be.

The thought of those conversations continuing for the next 10 years, and local housing advocates growing weary as a result, is what keeps Messenger up at night.

But with the fear comes a moment Messenger said is marked by opportunity to make some changes and create a turnaround 鈥� a prominent theme during a series of presentations and a panel discussion hosted by CREDA New Mexico, formerly NAIOP, in Albuquerque on Tuesday.

The discussion featured insights on the challenges, obstacles, progress and hopes surrounding housing in the Land of Enchantment. Joining Messenger, PulteGroup鈥檚 New Mexico division president, were Abrazo Homes co-owner Mackenzie Bishop and Titan Development Partner Brian Patterson.

鈥淲e are still relatively affordable compared to our regional peers, but we are losing ground on that on a monthly basis,鈥� Bishop said, echoing Messenger鈥檚 concerns. 鈥淲e鈥檙e spiraling to a point where we can鈥檛 turn it around, so it鈥檚 a really crucial time.鈥�

What Messenger described as an 鈥渦nderbuilt market鈥� 鈥� marked by a lack of supply or available homes 鈥� is largely what is driving prices up, he said. Albuquerque and Santa Fe Metropolitan Areas are currently short roughly 34,000 housing units, according to Messenger鈥檚 calculations.

With homes in these core areas costing an average of $350,000 to build, the shortage equates to nearly $12 billion of needed construction. Messenger said the shortage is a result of underbuilding by roughly 2,000 units for 18 years. The market made little progress last year, with late 2025 seeing the fewest homes under construction since late 2021.

鈥淭his is a big deal; it鈥檚 a big problem,鈥� Messenger said. 鈥淲hy are we not building more houses?鈥�

Before a home is ever built, companies like Titan have to prepare land for the dwelling. That means leveling dirt, installing utilities and paving roads.

Patterson, detailing several factors that make lot development costly, said a limited construction labor workforce is increasing contractor pricing and creating scheduling delays. Inflation has elevated costs for pre-vertical construction materials like concrete, asphalt, pipe and electrical parts. Limited developable land is driving land costs up. All of these costs are passed on to the homebuilder that purchases the lot and the consumer that buys the home, Patterson explained.

While the city has recently made strides in slashing the waiting period for residential building permits 鈥� from 112 days in 2023 to 12 days as of yesterday, according to the city鈥檚 Planning Department 鈥� the entitlement period, where developers secure pre-development approvals to use land in a certain way, still needs work, Patterson said.

鈥淭ime equals dollars,鈥� Patterson said, adding it often takes months for Titan鈥檚 residential projects to be entitled by local government.

For the 185-lot project that Titan recently broke ground on at Mesa del Sol, Patterson said it took roughly 13 months to receive approvals, causing Titan to rack up $750,000 in pre-development costs. He added it took 19 months for another upcoming Titan residential project to receive an approved traffic study.

But some burdens come from higher up, Patterson said. With a state gross receipts tax that automatically increases construction costs by 7.5 to 8.5%, Patterson said New Mexico is already at a disadvantage compared to neighboring states without a GRT.

鈥淏ut again, the takeaway here is it鈥檚 not just one thing,鈥� Patterson said. 鈥淭here鈥檚 a lot of little things that we should focus on to keep this a little more affordable, so we can get more people in homes.鈥�

Roughly 2,000 more homes added to New Mexico鈥檚 housing market help generate $120 million in state and local revenue, 8,940 jobs and a recurring income of $114 million for residents, according to Messenger, citing data from state and national homebuilders associations.

But homeownership is growing increasingly difficult to attain due to affordability challenges, Bishop said.

The Albuquerque metro area鈥檚 median household income is $100,000, making $350,000 homes within reach. But as builders chip away at the shortage amid an expensive building environment, $375,000 is the realistic minimum price for newly constructed homes on lots in 2026, Bishop said. He added that more than 20% of that cost goes to the government, through GRT, site development, fees and environmental standard costs.

鈥淲e can鈥檛 meaningfully close the (supply) gap when 60% of the population can鈥檛 afford new construction, and 45% can鈥檛 afford to be homeowners at all,鈥� Bishop said.

Bishop echoed Patterson in calling for GRT reform, as well as more site-readiness legislation for residential subdivisions. But he said local government is where he sees the greatest need for improvement, citing a need for lower upfront development costs, zoning reform, regulatory predictability and less public involvement in smaller projects.

Out of all the places where change can happen, Bishop said he would argue that reform at the local level 鈥渋s probably the hardest one to accomplish.鈥�

鈥淲hich is incredibly frustrating,鈥� Bishop added. 鈥淚t鈥檚 nearest to us, literally in our backyard, but a lot of times, these are the hardest solutions to find.鈥�

Kylie Garcia covers retail and real estate for the Journal. You can reach her at kgarcia@abqjournal.com.