Airbnb & VRBO Performance in Tres Piedras New Mexico.

Short-Term Rental Regulations in Taos County, New Mexico (Applicable to Tres Piedras) for 2024

Effective Date and Application Process

• The Taos County Short-Term Rental Ordinance (Ordinance 2024-4) is effective as of October 19, 2024. Applications will be accepted starting October 21, 2024.

Registration and Permits

• All short-term rental units must be registered with Taos County and obtain a Short-Term Rental Permit. Applications can be submitted via email to str.application@taoscountynm.gov or in person at the Taos County Planning Department.

Zoning Restrictions

• Short-Term Rental Units are only permitted in specific zoning districts, including RA-20, RA-10, RA-6, RA, R-1, R-2, R-3, R-4, R-6, R-14, C-1, and C-2. In some districts, a conditional use permit may be required.

Safety Requirements

• Each short-term rental must provide a rental packet containing contact information for the host and a local responsible party, safety information, and relevant county rules and restrictions. Properties must have operable smoke detectors, carbon monoxide detectors, and fire extinguishers or other applicable safety features as determined by the Fire Marshal.

Taxes

• Operators must pay a 5.0% Lodger's Tax on reservations of fewer than 30 nights and the Gross Receipt Tax on businesses operating in Taos County. Hosts are responsible for collecting and remitting these taxes.

Annual Renewal

• Short-Term Rental Permits will expire on September 30th of each year and must be renewed by November 30th.

Insurance and Local Contact

• Owners must provide General Commercial Liability Insurance. A local contact must be available to respond to public calls seven days a week, 24 hours a day.

Compliance with HOA or Deed Restrictions

• While the ordinance does not specifically address HOA or deed restrictions, New Mexico court cases suggest that such restrictions may not automatically prevent short-term rentals if they do not constitute a business or commercial activity under the specific terms of the restrictions.

Additional Requirements

• Applications must include all necessary documents, such as the Rural Addressing Application, Fire Department Requirements for Residential Occupancy, and other relevant forms.

Neighborhoods Generating the Most Airbnb Revenue in Tres Piedras, New Mexico

Greater World Earthship Community

• Appeal: This community is renowned for its unique, eco-friendly Earthships designed to blend seamlessly into the natural environment. Guests are drawn to the sustainable and off-grid living experience, along with the breathtaking surroundings and modern amenities despite the remote setting.

Tres Piedras Earthship Cluster

• Appeal: This area is home to several custom Earthships, including the Hummingbirds Nest and Unity Earthship, which are crafted by world-renowned architect Michael Reynolds. Guests are attracted to the thoughtful design, private settings, and the opportunity to stay in architecturally unique homes that are both sustainable and aesthetically pleasing.

Why These Neighborhoods Are Appealing

• Sustainability and Eco-Friendliness: Guests are increasingly interested in eco-friendly and sustainable living, and the Earthships in Tres Piedras offer a unique off-grid experience.
• Architectural Uniqueness: The homes are designed by renowned architects and blend seamlessly into the natural surroundings, providing a one-of-a-kind stay.
• Natural Beauty: The area offers stunning natural scenery, including endless skies and picturesque landscapes, making it ideal for those seeking a tranquil and rejuvenating experience.
• Modern Amenities: Despite the off-grid nature, these Earthships often come with modern amenities, ensuring guests have a comfortable and convenient stay.

Furnishing and Design Tips for an Airbnb in Tres Piedras, New Mexico

Embrace the Natural Environment

• Incorporate Local Materials: Use natural materials such as wood, stone, and earthy tones to blend the interior with the exterior landscape.
• Bring in Plants: Add plants that are native to the high desert region to enhance the connection to the outdoors and improve air quality.

Reflect the Area's History and Culture

• Rustic Decor: Incorporate rustic elements like vintage furniture, old tools, and traditional Hispanic or Native American artwork to honor the area's rich history.
• Local Art and Crafts: Display local art, pottery, and crafts to give guests a taste of the community's cultural heritage.

Utilize Earthship Inspiration

• Sustainable Features: Consider incorporating sustainable features like recycled materials, rainwater collection systems, and solar power to align with the earthship philosophy prevalent in the area.
• Energy-Efficient Design: Design the space to be energy-efficient, using techniques such as passive solar heating and cooling.

Comfort and Practicality

• Cozy Textiles: Use warm, cozy textiles like wool blankets and comfortable furnishings to counteract the cold desert nights.
• Functional Layout: Ensure the layout is functional and comfortable, with amenities like a fully equipped kitchen and comfortable bedrooms.

Highlight the Unique Landscape

• Large Windows: Install large windows to take advantage of the stunning views of the surrounding mountains and desert landscape.
• Outdoor Spaces: Create inviting outdoor spaces, such as patios or decks, where guests can enjoy the natural beauty of Tres Piedras.

Preserve Historical Charm

• Restore Old Cabins: If using one of the turn-of-the-century cabins, restore them to maintain their historical charm while adding modern comforts.
• Vintage Accents: Add vintage accents like old doors, windows, and hardware to maintain the historical integrity of the space.

Consider the Climate

• Insulation and Heating: Ensure the space is well-insulated and equipped with efficient heating systems to handle the cold winters and cool nights.
• Cooling Solutions: Implement cooling solutions such as shaded areas and natural ventilation to manage the summer heat.

Personal Touches

• Local Stories and Legends: Share local stories, legends, and historical information through books, maps, or wall displays to enrich the guest experience.
• Personalized Welcome: Provide a personalized welcome package with local recommendations and tips to make guests feel at home.

Discover Tres Piedras, New Mexico: Local Attractions and Insider Tips

Local Attractions

Natural Wonders

• Carson National Forest: Adjacent to Tres Piedras, offering extensive hiking trails, camping sites, and scenic drives.
• Cruces Basin Wilderness: Part of the Carson National Forest, featuring pristine high country and grasslands up to 10,900 feet.
• Rio Grande del Norte National Monument: A large national monument with trails, camping sites, and stunning views of the Rio Grande River.

Hot Springs

• Black Rock Hot Springs: An easy 0.3-mile trail leading to natural hot springs, perfect for relaxation.
• Manby Hot Springs: Note that these hot springs are currently not accessible to the public due to being on private property.

Scenic Drives and Hikes

• Enchanted Circle Scenic Byway: Start in Taos and drive through beautiful scenery and small villages, including Tres Piedras.
• La Senda del Medio Trail: A 5-mile trail following the Rio Grande, connecting several campgrounds within the Rio Grande del Norte National Monument.
• Williams Lake and Wheeler Peak Hike: Located at Taos Ski Valley, offering a 4-mile round trip hike to Williams Lake or a 7-mile round trip to Wheeler Peak.

Landmarks

• Rio Grande Gorge Bridge: The seventh highest bridge in the United States, offering stunning views of the gorge.

Insider Tips

Local History and Culture

• Historical Village: Tres Piedras was settled in 1879 and has a rich history of ranching, timber, and mining. Guests can explore the remnants of the old railroad stop and the historic water tower.

Outdoor Activities

• Granite Climbing: Tres Piedras is known for its granite climbing areas, one of two west of the Rio Grande in New Mexico.
• Skiing: Nearby Taos Ski Valley and Red River Ski Area offer skiing opportunities with varied terrain for all skill levels.

Nearby Attractions

• Taos Town: Only 30 miles southeast, Taos offers a variety of cultural attractions, art galleries, and dining options.
• Earthship Visitor Center: Located near Taos, this center showcases sustainable housing made from natural and recycled materials.

Practical Information

• Altitude: Tres Piedras is at approximately 8,000 feet in altitude, so guests should be prepared for high-altitude conditions.
• Seasonal Activities: Check the weather and plan activities accordingly, as spring may still have snowfall, and summer offers warm hiking conditions.

By providing these local attractions and insider tips, your Airbnb guests can fully immerse themselves in the natural beauty and rich history of Tres Piedras, New Mexico.

Practical Tips to Run a Successful Short-Term Rental Business in Tres Piedras, New Mexico

To ensure the success and smooth operation of a short-term rental business in Tres Piedras, New Mexico, several practical tips can be implemented:

Noise Regulations and Quiet Hours

Inform your guests about noise regulations and quiet hours to maintain a peaceful environment for both the guests and the local community. Include this information in your listing and provide a reminder in the house manual to ensure compliance.

Digital and Physical House Manual

Create a comprehensive digital and physical house manual that includes essential instructions, Wi-Fi passwords, and other important details. This manual should cover everything from appliance usage to emergency contact information, helping guests navigate the property effortlessly.

Simplified Check-in Process

Utilize smart locks to streamline the check-in process, eliminating the need for physical key exchanges. Provide clear instructions on how to use the smart locks and ensure that guests receive all necessary access codes in advance.

Parking Instructions with Photos

Include detailed parking instructions with photos in your house manual to avoid any confusion. This is particularly important if the property has specific parking rules or limited parking spaces. Clear instructions will help guests find and use the parking facilities without issues.

By implementing these tips, you can enhance the guest experience, reduce potential issues, and maintain a positive reputation for your short-term rental business in Tres Piedras, New Mexico.

Here is a brief list of house cleaning providers in or near Tres Piedras, New Mexico, based on the available information:

House Cleaning Providers in Tres Piedras, NM

Healthy House L.L.C

• Although based in Taos, NM, they also serve surrounding areas including those near Tres Piedras.
• Services include house cleaning, window cleaning, deep cleaning, floor cleaning, and floor waxing.

No Specific Providers in Tres Piedras

• There are no listed providers that are exclusively based in Tres Piedras. However, services from nearby areas like Taos may be available.

For other nearby locations, you might need to contact services from Taos or other surrounding areas for coverage.

Short-Term Rental Management Fees in Tres Piedras, New Mexico

In Tres Piedras, New Mexico, the management fees for short-term rentals can vary significantly, typically ranging from 10% to 30% of the rental revenue, depending on the level of service provided. Full-service management, which includes comprehensive tasks such as guest communication, marketing, and maintenance, tends to be on the higher end of this spectrum, often falling between 25% to 30% of the rental income. In contrast, basic services may incur lower fees, usually around 10% to 20%. Additionally, property owners may need to account for extra fees related to cleaning, repairs, or design services, which can further impact the overall cost of managing their short-term rental properties.