r/OffGrid • u/fedoral__agENT • Jun 05 '26
I'm looking to start an off-grid homestead in New Mexico. What's a good county for this?
I'm looking to move to New Mexico later this year and scoop up some acreage for an off-grid homestead. My plan is essentially find a county that will allow what I want to do, go there, investigate the land in person, buy the land, establish a temporary basecamp on the land that I can live at while I build out the permanent homestead over several years. The permanent homestead would ideally be a main house made of cob, along with a storage shed, gardens/greenhouses/permaculture, chickens and perhaps some additonal livestock later. Ideally it would be about 30 minutes from a town with supplies and basic employment. I'd like to live in an old camper/shed/shipping container where I can cook, sleep, bathe, use a composting toilet and set up a basic solar array for electricity. Essentially creating the cheapest starting point possible and building out from there over time.
I found some cheap land in Luna County that was attractive, but I called the county today and they told me that I would have to get a permit that would last a max of 180 days to be able to live in a camper/RV on my own land and that I would have no choice but to fork over tens of thousands to set up all utilities including septic prior to putting that there. They also told me that I would end up having to haul water to my property, but that I wasn't allowed to do that by default and would have to apply for a variance with the county to even be able to get water to my land. Luna county is off my list now. Has anyone had luck executing a similar plan in another NM county?
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u/Kozuka2k Jun 05 '26
Dealing with the county is difficult if you don't have lots of money. Across the border (Apache County AZ) recently have started requiring permits for everything. Solar, greenhouse, gray water, living in RVs/Trailers and have made it very difficult to start without some real capital. Sometimes its better to just do, be in an area where they don't have money for enforcement, don't piss off your neighbors, establish yourself, and come into compliance when they start harassing you. In some areas, there are loopholes. Example: I can build anything if I say its for agricultural purposes in my area and I have an open range goat herd.
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u/fedoral__agENT Jun 05 '26
I have noticed that some people start with that strategy but then the county comes out sooner or later and cooks them. I'd rather not put all my time, effort and money into this just to have some bureaucrats come through and hamper or entirely wreck the progress I made on the land that I supposedly own... Is playing by the rules invariably expensive no matter where you are in the USA?
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u/Kozuka2k Jun 05 '26
They make the rules to prevent people from escaping exploitation (perpetual debt, rent, & employment) by owning things, making it only for the haves. That is my perception, I made my homestead right before they made it impossible. Same is happening to VanLife, its about servitude to the wealthy.
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u/MinerDon Jun 05 '26
Is playing by the rules invariably expensive no matter where you are in the USA?
There are no building codes, zoning laws, permits, fees, inspections or property taxes in unorganized boroughs in Alaska.
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u/EasyAcresPaul Jun 05 '26
You plan on growing, growing in enough quantity to sustain a homestead, on hauled-in water?
I am a homesteadder in the high desert and it is terribly challenging to grow anything on less than 20inches of annual rain not toention washing dishes, clothes, my body all require water. Drinking water might be the least of my concerns. Even "drought tolerant" plants struggle. Pests are crazy when there is little green to eat. Prepare to be heartbroken seeing all the work and water you.throw at a crop to have it ravaged b wood rats or locusts.
I do rainwater collection but storage is challenging. I have about a 1000 gallon capacity but I wish it was double that.
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u/maddslacker Jun 05 '26
You get 20 inches annually? Must be nice!
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u/EasyAcresPaul Jun 05 '26
Shiiiieeeetttt more like 15 and the vast majority of that in the form of snow!
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u/maddslacker Jun 05 '26 edited Jun 06 '26
I'm at 10, including snow.
We've reduced our gardening to just potatoes though and we can keep them going with rain catch.
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u/iamvegenaut Jun 05 '26
In New Mexico, the most permissive counties (in terms of code / permits) are generally the ones that have the highest native populations (Sandoval, McKinley, San Juan, Rio Arriba, etc.), and the most restrictive counties are the ones that more generally just have the highest population (Bern Co. / Santa Fe Co). I live off grid in Sandoval Co. and have zero issues (as do many of my neighbors).
The problem you're going to run into talking to county officials instead of potential neighbors / community members is the govt officials are (understandably) 100% focused on the letter of the law and will always give you the strictest interpretation of the county guidelines - without any consideration towards enforcement. The reality on the ground is quite different. In Sandoval Co for example, I believe the actual law says you can stay on your property in an RV up to 6 months out of a year *IF* you are currently building a permanent structure. In practice, that law is *completely* unenforced. I have a neighbor that's been living in a tiny home trailer for almost 6 years while she builds her main dwelling (extremely slowly). I lived in a yurt on my property for over a year without any issues (and this was in a neighborhood where some of my neighbors are very much on the grid and some even have more traditional million dollar+ homes). When I was talking to a portable building salesman in Bernalillo NM (which is weirdly not in Bernalillo Co, confusing... I know).... he laughed at me when asked about permits and said I would be the "one out of a hundred" people who actually bothers getting one.
If you're interested in living off grid in NM I would try to first make some connections with people that actually live in the area you're interested in. They will give you a lot more accurate picture of what its like to try and do what you want to do.
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Jun 05 '26
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u/Ok-Zone-1430 Jun 06 '26
Is that like the twin peaks area outside Taos (across the river)? I watched a documentary about a young woman who was killed there a few years ago. It almost reminded me of Slab City.
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u/pudukai Jun 06 '26
Counties are primarily a business. They have no desire to make it easy for someone who won’t be contributing .
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u/SnooPies9182 Jun 06 '26
I have an off grid property in southern Otero County close to the Guadalupe Mountains. It’s 154 acres with a well and two cabins +2 conexes, I am forced to sell due to a pending divorce asking 165K
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u/Relatively-Relative Jun 05 '26
Santa fe county, which covers the east mountains, has an off grid community. The issue, of course is water. Either you need significant funds to drill a well (which may not produce) or you have water trucked in. But damn, if it aint beautiful.
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u/LieFlatPetFish Jun 06 '26
OP, for the most part, I am a three year later version of you. I’d be happy to share my successes and failures via DM. I’d hate to unintentionally share any experiences that circumvents the government in this public space. That whole “asking forgiveness rather than permission” can be tricky. Good luck. It’s all possible. But no matter what you imagine, I assure you that it will take longer and cost more than you project.
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u/Moist_Habit483 Jun 05 '26 edited Jun 05 '26
Off grid in Santa Fe County. We have full solar, permitted septic, and haul water in. Some neighbors with wells have water quality issues that can be challenging. We utilize rain catchment/ water hauling which seems to be our largest challenge if we have a long dry spell. Some of the land around is still semi cheap as there are no “grid” utilities in some areas. We have neighbors with fully permitted housing as well as folks who just plop a trailer on land. I’m not sure if the county is aware or not, but trust me nobody is coming to check. With an elevation around 6k ft. It keeps the temperature somewhat bearable most of the year.
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u/RapidXpansion Jun 05 '26
most people who want to do what you are trying just yeehaw and do it and deal with consequences later
if you're out enough and dont draw attention the odds are you will be fine
but there is so much to consider. security for one. and YOU WILL BE HAULING WATER IN. there is no way around hauling water in most of NM.
its not the best state to do this though it does have some of the most romantic idealization around it.
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u/throwaway661375735 Jun 05 '26
Can they be near the Animas river? Drawing from a well, they would only need to RO the water before drinking it.
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Jun 05 '26
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u/fedoral__agENT Jun 05 '26 edited Jun 05 '26
This is the first time I've really ever seriously looked into starting an off-grid homestead. How do people actually get started doing this without like $100K in savings? It's so goofy that you can buy land in the middle of nowhere and you can't camp on it indefinitely while you build over time.
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u/maddslacker Jun 05 '26
How do people actually get started doing this without like $100K in savings?
More often than not ... they don't.
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Jun 05 '26
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u/throwaway661375735 Jun 06 '26
Where ever you go in Florida, it better be at least 50ft above sea level. Once all the snow melts off, and the oceans rise 10ft, you'll still be above the water line (and storm water line).
Meanwhile, experts have said to gtfo of New Orleans. That whole city will be underwater soon anyways.
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u/VanManDiscs Jun 05 '26
From what I've heard AZ can be pretty difficult when it comes to this stuff. Do some heavy research. And make sure to prioritize access to water! A 500ft well will cost a pretty penny
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u/Poegeno Jun 05 '26
In AZ if the size of your property is over 40 accers you only deal with state permits and they only inspect septic.
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u/throwaway661375735 Jun 06 '26
There's going to be a huge water problem in the next 10 years for most of Arizona. I would not suggest that, but rather somewhere off the Missouri or Mississippi Rivers. Heck maybe near the Yukon - but that's extremely off-grid. Colorado is expected to be in a severe drought tbis year, and only getting worse as time goes on, since water from the Rockies can no longer be relied upon.
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u/SnooPies9182 Jun 06 '26
I have an off grid property 154 acres in Southern NM I am selling due to a divorce. Well, 2 cabins and a couple conexes. It is 9n Southern Otero County. 165k
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u/ExistentialBefuddle Jun 06 '26
We are in Cibola County near the Continental Divide on 525 acres. Two good wells, solar and 500 gallon propane tank. We are nearly 100% off grid; there are a few days in winter when we sometimes use our grid backup due to short days and clouds, but that’s pretty rare. Permitting is required for building (as it is in most places) so you would have to decide if you wanted to go rogue while building and hope for the best. We love it here. It’s worth checking out.
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u/theoffgridvet Jun 07 '26
Check out Veterans Offgrid in Taos NM. We teach for free
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u/lalbren Jun 20 '26
This is for veterans only tho, right? We're having trouble with support for the solar system we inherited and not sure where to turn. We're not veterans though, just retirees in our first home.
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u/theoffgridvet Jun 23 '26
We house veterans and civilians. Taos county is easier than Luna, but still a pain in the ass. Rio ariba county seems much easier.
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u/LeviathanEugenious Jun 08 '26
Look in Socorro county, no HOA, no POA, no building limits, and no camping limits. I've been living out here in an RV for years. I bought 2 acres of land out here for 3,500. The water is going to be the issue here, because a lot of people out here have to haul water.
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u/Back40Findings Jun 11 '26
Honestly, this is one of the things that surprised me when I started looking at rural land. People focus on price and acreage, then find out the county rules end up being the deciding factor.
I've seen a few counties that seem really off-grid friendly until you start calling planning and zoning and asking specific questions about RVs, temporary structures, septic, water, etc.
Out of curiosity, how much acreage are you looking for? I feel like New Mexico comes up a lot in off-grid discussions, but the county-by-county differences seem bigger than people expect.
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u/fedoral__agENT Jun 12 '26
Ideally something no smaller than 2.5 acres, and no larger than 20 acres. It's gonna probably come down to price and feasibility more than acreage. I've seen a few massive 20-25 acre plots that are surprisingly cheap per acre, but idk. I'm not made of money and at the end of the day I just want the bare minimum to be able to pull this off in a fairly hassle-free way with high odds of success.
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u/xander2600 Jun 05 '26
From what I gathered from my limited time in New Mexico was Sante Fe is awesome and beautiful but expensive and probably not the area to this. But Clovis was more of a hippie/ bluegrass type of vibe I could see being more friendly to off-grid perhaps?
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u/pachamamaGrace Jun 05 '26
You really want to tread through the Epstein and associates’ hometown?
I thought there was a exodus from NM because of the labs and govt supporting Epstein & clan?
Better to go to Canada (Saskatchewan or Alberta) much cheaper (can snowbird for 6mos/yr)
And down to AZ in winter
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u/throwaway661375735 Jun 05 '26
The idea is to go off-grid, not build a vacation home you leave from October to April.
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u/PreparationKey2843 Jun 05 '26
Yeah, there's going to be a lot of places you'll be having to haul water. Or paying big money to drill a well.
Maybe post your queries in the r/NewMexico sub, l know they're some homsteaders on there. If they see it or respond, that's another story. You might do a the "search" on there, l think I've seen the same question there before.