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Listing: Otero County NM Timberon Unit 13 Block 177 Lot 103 is 0.503 Acres $1500

Property Photos | Property Information | Property Maps | Additional Photos | Sale Terms & Disclosures

One of my all time favorite Timberon photos of locals out enjoying their afternoon. I asked if I could take a picture of them since I thought this looked like incredible fun. The the gentleman held up the big elk horn and said look what we found today! What a great way to spend a day!


0.502 Acre Treed Lot For Sale in Timberon, New Mexico by Alamogordo, Cloudcroft and the Lincoln National Forest For Hunting, Fishing!

Camping Lot Only 1/2 Mile From the Lincoln National Forest in an Undeveloped Unit - Come Ride Your Quads and Play With No One Around!

High In The Sacramento Mountains With an Abundance of Elk, Deer and Turkeys Roaming.

Centrally Located Between Albuquerque, El Paso and Lubbock, Texas in Otero County, NM

Timberon has a Golf Course, Airstrip, Swimming Pool, Fishing, Restaurants, Hiking, Horseback Riding, and ATV's!

Call Char 360-550-8943 Mon - Sun
I love talking about the places I explore!

Owner Financing With $0 Down & No Credit Checks

Timberon Unit 13 Block 177 Lot 103
Status: Available
Sale: $1,500.00 Cash Price or Best Offer

See Listing For Owner Financing Price and Terms

State: NM
County: Otero
APN: R043580A Legal Description: Subd: TIMBERON #13 Lot: 103 Block: 177
City: Timberon Cloudcroft is 34 miles N
Alamogordo is 53 miles NW
Las Cruces is 121 miles SW
El Paso is 165 miles SW
Albuquerque is 257 miles NW
Lubbock TX is 266 miles E
Parcel Size: 0.502 Acres See Parcel Map
Roads: Dedicated Easement, Dirt The road to the property has not been put in. You will need an ATV or walk to the property from the nearest road which is about 400' East. See notes below.
Power: Solar, Generator Needs installation.
Water: Well, Holding Tank Needs installation.

Click here for the Timberon Water and Sanitation District Website.
Sewer: Septic, Holding Tank Needs installation.
Liens: No
Deed Type: Special Warranty Deed
CCRs: Yes Click here to read the covenants online at the Otero County Assessors website.

Scroll down the page until you see "Timberon Unit 13".
Title Marketable: Yes
Property Tax: 5.84 Annually. Paid current. Future tax notices are buyer's responsibility.
POA Dues: 30.00 Facilities and Services Fee Annually.
Doc Prep Fee: 150.00 To be added to the purchase price for document preparation.
Zoning: Residential Allowing for homes. Allows for mobiles homes with a minimum ground floor of 850 square feet and a minimum width of 20 feet.

Allows for 30 days per year of recreational RV use. If a septic was installed you would be able to use it up to 180 days per year.

Horses, dogs, cats, and other household pets are allowed. Any other animals or poultry are not permitted.

A fence cannot be constructed without an approved plan by other property owners or committee. Barbed wire and chicken wire fences are not permitted.
Time Restrictions: No
Other Information: Timberon Development Council Website Click here for the Timberon Development Council website for more information.

Their website is full of helpful information about Timberon and the FAQ page offers many resources and commonly asked questions.

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Property Photos

All of the photos were taken in July 2016 of Timberon Unit 13 Block 114 Lot 79 and the surrounding views.

To view larger maps/photos just simply click the thumbnail to expand. You can scroll by using the arrow keys on your keyboard as well.

To view the maps/photos in a larger window hover your mouse over the small image, right click and then choose "Open Link".

Make sure to check the map section to see where photos were taken in relation to the property being sold in case the above named property is not the property being sold in this listing.


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0.502 Acres in Timberon, New Mexico by Alamogordo about 165 miles NE of El Paso and 275 miles W of Lubbock, Texas. Timberon is a big forest filled with an abundance of animals roaming, tall pines and junipers and not too many people considering it encompasses about 9,000 acres and home to about 300 people.

All of the photos were taken about 1/2 of a mile SE of this property which is the closest I've been. The road that leads to this property has never been put in and you will need to either take an ATV or walk to the property from the nearest road which is Wollin Drive about 400 feet east. Wollin runs along the top of the hill and you will need to walk down the hill to the W to get to the property. You do have the right to build the road the rest of the way to the property coming in from the SW as seen in the parcel map but wow that would take a lot.

The property sits on the side of a large hillside as it falls down to the low point between the rolling hills which is part of Carrisa Canyon. There looks to be an intermittent stream between the low points of these big hills on the E side of the property. You can see these treed hillsides in the photos looking NW across the hillsides. The area I was standing when I took the photos had a touchdown burn thru it several years ago so the trees weren't near as thick there but you can see on google earth this is a very heavily treed area.

It sits about 1/2 a mile W of the Lincoln National Forest and from the NE to the SE are the massive Sacramento Mountains and gorgeous view of Jefferies Peak! This is part of the National Forest so great hunting so close by!

I was under the impression that all of the roads were to be maintained by Timberon. When I inquired about these overgrown roads I was originally told that all of the roads were indeed in. Turns out no they definitely aren't and the association refuses to fix the roads in this unit. From what I can tell the original developer was gone before this last unit was completed.

I only found a few of the roads even though you can see them on google earth as they are just so overgrown. I also found other roads that people had made by driving their own roads. The GPS did not show the correct roads up here. We got out and walked quite a bit and found some of the old original roads. Some of these you can faintly see on google earth. If you look at the parcel maps and the aerial photos you will see that this area is within a few acres of the roads so bring your hiking boots!

You will need to take a truck for clearance and a 4wd would be best. Better yet bring your quad and have some fun! And that's about what this lot is good for at this time. A cheap place in the woods to hang out and have some fun. However these roads are going to need to be improved before you would ever be able to build.

I'm not giving up inquiring about the roads in this unit. I have my nerdy attorney reading the way things changed between the original time it was subdivided and now and if there is a way to force the issue I will certainly try. Otherwise I will leave dead dogs alone and that's just too bad as this unit sits almost as far away from everything as you can get in the hills! I will update the listing if we get anywhere.

It seems that most of our customers seek Timberon to use it seasonally or on the weekends to escape to a quiet getaway in the woods. It has four seasons with cooler summertime temperatures at the higher elevation and mild winters although I have been up here during the snow. I sure get a lot of calls from the Texans who love to escape the summertime heat in these mountains!

It also offers many amenities including as a 9-hole golf course with seasonal pro shop, a 4,750 foot long private airstrip for small planes, helicopter pad, seasonal swimming pool, fire station, convenience stores, RV Park, and more! There is a $30 Facility and Services Fee to help maintain these amenities.

It’s about a 45 minute beautiful scenic drive south of Cloudcroft, the main town on this part of the mountain that has skiing in the wintertime. Alamogordo is the next largest city and has just about anything you need there including a Wal-Mart and several hotels and restaurants.

It had been several years since we visited Timberon and included several photos of our two day trip in July 2016 in Amber's Adventure Around Timberon in the additional area photos! We spent the night in Cloudcroft, an adorable pioneer village also in the Sacramento Mountains about 45 minutes north.

Someone emailed us once saying we were a disgrace for setting up plastic deer and taking pictures of them along with the oryx that were from Africa. We sent him a few links regarding the area and received a very nice email in return! He was a native of New Mexico who had no idea what was in his own back yard but was off to see it! We included a few photos of both of these in the additional photos section – awesome!

If you're just looking for a place to go camping and ride your quads in Timberon and aren't really looking to build a home this is about as cheap as it gets! I figure some crazy ATV hunting enthusiasts are going to say hot dog! Enjoy! Char the Explorer : )

Financing Price: $3000

Terms with $0 down payment: $3000 at 8% interest with approximately 34 monthly payments of $100.

Any down payment made Smile4u will match off of the balance.

90 Days Early Bird Payoff with $0 down! If $1500 is paid toward the property within 90 days from the contract date Smile4u will waive the remaining balance!

180 Days Work Like A Dog Early Payoff with $250 down! If $1875 of principal is paid in the first 180 days from the contract date Smile4u will waive the remaining balance!

The down payment applies to the 90 & 180 day early payoff amounts but we do not match it for the early payoff amounts.

We will write both of the early payoff options into the contract. If at any time during the 90 or 180 day period you hit those amounts we will waive the remaining balance and deed the property to you. Dream big!

If purchasing a Contract for Deed Click Here to view the highlights of our owner financing.


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Property Maps

Google Maps and Bing Maps links for those customers who would like to research the street and aerial views further:

Google Maps: We suggest clicking on the "Tilt the view" button located on the bottom right side twice so it rotates the earth until you see the blue sky.

Google Interactive Map at the SW corner of the property.

Bing Maps: We suggest clicking the "Bird's eye" link on the top and then aerial.

Bing Maps link at the SW corner of the property.

Approximate parcel GPS coordinates:

Parcel Subd: TIMBERON #13 Lot: 103 Block: 177
Latitude: 32.639774
Longitude: -105.670395
Coordinate location: South corner of lot


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Otero County Area and Timberon Subdivision Photos

All of these photos were taken on our journeys to Otero County and the Timberon.

Timberon is nestled high in the Sacramento Mountains 32 miles S of Cloudcroft, 1.5 hours SE of Alamogordo, and 100 miles N of El Paso, Texas. It is surrounded by the Lincoln National Forest, BLM lands, White Sands Desert and State lands.

The Sacramento Mountains are a year round play ground for hiking, mountain biking, horseback riding, hunting, camping, skiing and snowmobiling.

One of my favorite photos I've taken in my life was the oryx I spotted on my way to Timberon for my first time. We took the wrong way up the mountain and came in from the S of Timberon which winds through the military range which is where the oryx live. There's signs posted along the way warning you not to leave the road because unexploded devices may exist! At times we lost the road as it took us thru dry river beds - sort of a scary drive but adventurous.

93 African oryx were introduced here in 1969 and they’ve grown to about 2000 today. They weigh on average up to 450 pounds and stand 47 inches tall at the shoulder. Their horns average 34 inches long! Their distinctive black and white markings enable them to hide among desert shrubs. That was one of the best wrong ways I ever took!

At 7000 feet, it is a big forest filled with an abundance of deer, elk and turkeys roaming, tall pines and junipers and cool temperatures during the hot summer months. Some 350 people call this 9000 acres home and there is mail delivery here. It remains largely undeveloped with most using their property during the summer time for recreation.

It offers a nine hole golf course, a runway to accommodate small airplanes, fishing lakes, a swimming pool, restaurants, grocery store and a lodge.

A bit of interesting history about Timberon: It was originally purchased by Judge Paul Moss in 1933 from the State of New Mexico. Judge Moss was interested in using the land for agriculture and entertainment of guests for hunting with the abundance of wildlife. His son, William, married Jane Withers, a former child star known for her role in Bright Eyes. Jane and William stayed in Timberon frequently and brought many other Hollywood stars with them to enjoy the secluded beauty of their private forest.

In 2016 Amber visited Timberon for her first time and spent two days exploring the area and different units. We met up with our biggest competitor, Kent from 1881, and they worked together finding the properties while I sat in the back seat with my boyfriend Buddy! I sure enjoyed someone else doing all the work for once and she sure enjoyed exploring Timberon!

We spent the night in Cloudcroft at the Cloudcroft Hotel which is modeled after a pioneer village as much of the town is - fun! This is a popular tourist town high in the mountains at 9,000 feet, making it perfect for a cool summer getaway and ski destination in the winter.

In the morning we checked out Big Daddy's Diner where she gave their fried PB&J sandwich 2 thumbs up! Click Here to read her blog about the different units in Timberon and some of the animals we spotted!

Coming from El Paso, you don't really notice the elevation change in the mountains until you have reached the western edge and are able to see the Tularosa Basin and Alamogordo 4,000 feet below! I stop every time and take photos!

This area is home to two observatories, the National Solar Observatory at Sacramento Peak and the Apache Pointe Observatory. We briefly stopped at the Sunspot Astronomy and Visitor Center which is open to the public. There are signs along the Sunspot Highway from Cloudcroft to Timberon, which feature planet names. The closer you get to the observatory, the closer the planet is to the sun.

Lincoln County adjoins Otero County to the N. The Sacramento Mountains extend for 85 miles into both of these counties and is the home of Timberon, Cloudcroft, Ruidoso, Carrizozo, Capitan, and is also part of the Lincoln National Forest.

The forest consists of three ranger districts: Sacramento, Smokey Bear and Guadalupe. There are three major mountain ranges: Sacramento, Guadalupe and Capitan that cover 1,103,441 acres in parts of four counties in SE New Mexico. Elevations range from 4,000 to 11,500 feet and pass through five different life zones from Chihuahuan desert to sub-alpine forest.

A video of our trip around Lincoln County!

We spent some time exploring the Lincoln Forest in 2016 and visited Capitan, home of Smokey Bear. I've been a huge fan of his since I started traveling across the western USA, frequently stopping to take my picture with him when I see his fire danger signs! Oh I was thrilled when I finally got a chance to stop into the museum. As I walked in I declared "my life is now complete" and the gal behind the counter laughed and said I definitely wasn't the first one to come thru those doors and say that! So a quick picture with my hero!

Capitan is also home of the Lincoln County Fair! That sure was a fun time and my first pig show I must admit! I took so many photos of it that I made an entire video of just the fair! It was a small friendly fair and I’m sure I stuck out like a sore thumb, especially after my comment about the “sparkly pig”. The gal who was getting ready to go into the arena with her pig looked at me and said no that’s just the pig!

Wow was that some serious pig driving as I watched two women keep their pig in the judges view as best as possible! Well turns out he was a sparkly pig as they took away the blue ribbon!

The Lincoln Count Fair in Capitan!


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Sales Process and Terms

Please conduct your due diligence research and be sure to ask all questions prior to hitting the "Buy Now" button below.

All of the maps and information provided in this listing are intended to assist you in your due diligence research. We try and include many resources that we use ourselves. Over the years we have found information to be incorrect like a road that shows on an aerial photo or street map that we can't find because it is overgrown or doesn't exist or a difference in GPS settings. So while we try and include as much of this information as possible we greatly encourage you to carefully do your research to be sure the property suits your needs.

If you would like to purchase this property click on the "Buy It Now" button at the bottom of the listing. A form will ask for your name, email address and phone number. There is a box to indicate if you are purchasing if for cash or financing. Once you click submit it will change the Status at the top of the listing from "Available" to "Sale Pending". We will hold it for you for 3 days. We will then send you an email that confirms our agreement and our process to complete the transaction. Please contact us within 24 hours of receiving that email from us and we will continue to hold the property for you.

Payment is due within 3 days unless prior arrangements are made. You can either send a cashier's checks or money orders, or you can call the office with a debit or a credit card. We often have several interested buyers in the same property and in fairness we keep the property available until someone is 100% prepared to complete the transaction.

If purchasing for cash, once we have received payment we will prepare all documents necessary to transfer ownership and even include a check to cover all recording fees and transfer taxes as well. It's all part of the non-refundable $150 doc prep fee!

If purchasing a Contract for Deed Click Here to view the highlights of our owner financing. PLEASE READ THIS DOCUMENT PRIOR TO CLICKING THE BUY IT NOW BUTTON FOR CONTRACTS!

With our sincere thanks,

Charlotte and Amber : )

Please feel free to call Char at 360-550-8943 with any questions!

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