For Sellers · Las Cruces NM
Sell Your Home in Las Cruces With Patino
Professional sales firm. Lowest listing commissions in Las Cruces. Multi-broker team that markets your home beyond just the MLS. Backed by the strongest in town:
Professional sales firm. Lowest listing commissions in Las Cruces. Multi-broker team that markets your home beyond just the MLS. Backed by the strongest in town:
Patino Real Estate is a multi-broker family team in Las Cruces, NM. We are professional sales people first; that focus is what consistently moves listings. We also have some of the lowest listing commissions in Las Cruces because we believe sellers should keep more of their equity.
When you list with us, you also get the strongest in town: If we list your home and price it on our recommendation and we cannot get it sold, we will make a fair offer to buy it ourselves.
We negotiate listing commission case-by-case based on price point, property type, and marketing scope. Most clients pay meaningfully less than the standard 3% listing side.
Pro photography, drone, video tour, MLS syndication, and active social distribution. We market beyond the MLS, which is where most listings get exposure.
Five active brokers. Your listing is covered when one broker is in a closing, sick, or in another timezone. Buyers get a fast response.
Move-up buyers often want to sell their current home and buy new construction. We coordinate both sides because we know every active builder.
Erika Melissa Moya is fully bilingual. We list and market in Spanish for Spanish-speaking sellers.
The strongest seller-side guarantee in Las Cruces. If we can't sell it on our recommended price, we will buy it ourselves at a fair offer.
The first step is finding out what your home is actually worth in 2026. Request a free CMA and browse our recently sold homes to see real closed prices or call us at (575) 520-7604. No commitment, no pressure.
One phone call and one walk through. Call (575) 520-7604. The walk through is free with no obligation and produces four things: a current market analysis built from Las Cruces comparable sales, a list price range, a pre list punch list of what to fix and what to skip, and a written net sheet showing what you actually keep at closing. Many sellers do this six to twenty four months before listing. That is normal, and nothing about it commits you.
Yes. New Mexico allows an owner to sell without a broker. The four things you take on yourself are pricing accuracy, buyer reach, contract liability and negotiation. Pricing is the one that costs the most when it goes wrong: 11.9 percent of Las Cruces listings took a price reduction in April 2026, and those are mostly homes that started above the comparable sales. Honest FSBO vs realtor comparison →
Listing fees are negotiated case by case on price point, property type and marketing scope, and they are agreed in writing before the home goes on the market. Call (575) 520-7604 for a quote on your home. Everything else a Las Cruces seller pays at closing is itemised on our cost to sell breakdown: owner title insurance $1,400 to $1,700, title and escrow closing fees $400 to $600, Doña Ana County recording $50 to $150, HOA transfer $200 to $500 where applicable, property tax prorated to the closing date, and your mortgage payoff. Professional photography is included on Patino listings.
We list with a written guarantee. If we list your home, you price it at our recommended price, and we cannot get it sold inside the agreed listing period, we make a fair offer to buy it ourselves. Standard listing agreement is 90 days, negotiated by property and market. We do not lock sellers into year long agreements.
The Las Cruces median was 62 days on market in April 2026, 63 in March, 81 in February and 88 in January (monthly market reports). Those are county wide medians across every listing, including the mispriced ones. Add roughly 30 days from accepted offer to closing on a financed sale. A realistic list to keys window is about 60 to 95 days for a home priced to the comparable sales on day one. Week by week timeline →
Not most of it. Fix what fails an inspection or kills a deal: roof leaks or visible roof damage, an HVAC system that does not work, plumbing or electrical safety issues, broken windows and missing screens, and a neglected front yard. Do not remodel the kitchen, redo bathrooms beyond fresh paint and caulk, or replace carpet, because those rarely return their cost in the sale price. Offer a closing credit instead and let the buyer choose their own finishes. The working rule we give sellers: under $500 and a buyer will notice it, do it. Over $5,000 and it is cosmetic, credit it. Full repair list →
Yes. Erika Melissa Moya leads our Spanish language listing services: bilingual MLS descriptions, Spanish language social marketing and Spanish speaking showing coordination. Manny and Gilbert Patino are both bilingual. Ver esta página en español →
One phone call and one walk through. Call (575) 520-7604. The walk through is free with no obligation and produces four things: a current market analysis built from Las Cruces comparable sales, a list price range, a pre list punch list of what to fix and what to skip, and a written net sheet showing what you actually keep at closing. Many sellers do this six to twenty four months before listing. That is normal, and nothing about it commits you.
Call Manny Patino at Patino Real Estate, (575) 520-7604. Manny is the Qualifying Broker, the highest license tier New Mexico issues, NM license REC-2024-0173, licensed since 2017. He answers his own phone, including evenings and weekends. Before you call you can check the record: we publish every closing we have done, 191 recorded sales from 2018 through May 2026, with the address, price and date on each one. More on that first call →
The Las Cruces median list price was $374,975 in April 2026, down 1.1 percent year over year (April 2026 market report). Your own number depends on ZIP, condition and whether the home has refrigerated air. As a range check, here is what actually closed on our listings, published address by address at /sold/: median $298,500 in 88012 (76 sales), $296,497 in 88011 (48), $281,000 in 88007 (15), $262,950 in 88005 (10), $230,000 in 88001 (35). Those span 2018 through May 2026, so they are a range check and not today’s value. For your address, request a broker prepared CMA at our valuation page or call (575) 520-7604.
Price it correctly in week one. In April 2026 the Las Cruces median days on market was 62, down from 88 in January 2026 (our monthly market reports). That same month 11.9 percent of active listings took a price reduction, which is what happens when a home starts above the comparable sales and then has to chase the market down. You control three things: price, presentation and reach. Every Patino listing includes professional photography, drone video and MLS syndication, and Erika Melissa Moya runs Spanish language marketing for sellers who want both audiences working at once. The full fast sale playbook →
Here is the data instead of an opinion, all from our monthly market reports. Active Las Cruces inventory went from 841 homes in January 2026 to 1,020 in April 2026, up 37.9 percent year over year. Median list price went from $359,000 to $374,975 over the same stretch. Median days on market fell from 88 to 62. More competition on the shelf, slightly firmer pricing, faster absorption. If you are selling and buying in the same market, timing matters less than pricing, because you trade in the same conditions on both sides of the closing table. If you are selling and leaving Las Cruces, rising inventory is the number to watch. Call (575) 520-7604 for the read on your ZIP.
These are the line items a Las Cruces seller pays at closing, published in full on our cost to sell breakdown: owner title insurance $1,400 to $1,700, title and escrow closing fees $400 to $600, Doña Ana County recording fees $50 to $150, HOA transfer fee $200 to $500 where an HOA exists, property tax prorated through the closing date, and your remaining mortgage payoff. Pre list repairs typically run $0 to $5,000, and professional photography is included on Patino listings at no extra charge. Real estate fees are agreed in writing before the home goes on the market and quoted on your specific property. On tax: if the home was your primary residence for at least two of the last five years you can generally exclude up to $250,000 of gain if single, $500,000 if married filing jointly, from federal capital gains tax, so most Las Cruces homeowners owe none. Confirm your own situation with a tax professional.
Compare the net, not the headline. A cash offer letter advertises no fees, which is technically true, but the offer itself comes in below what the open market pays, and that gap is almost always larger than the closing costs on a normal sale. Get a broker prepared CMA before you sign anything from a cash buyer so you are comparing two real numbers. Our honest side by side →
Same number, (575) 520-7604, and both are routine here. We publish dedicated guidance for inherited homes and divorce sales. Conversations are confidential and there is no obligation to list. If you owe more than the home is worth, call anyway: the walk through and net sheet show whether your equity supports a traditional sale or whether another path fits better.
All of Doña Ana County. Our published closings break down as 88012 with 76 sales, 88011 with 48, 88001 with 35, 88007 with 15 and 88005 with 10, plus Mesilla 88046, Mesilla Park and La Mesa 88044, and Anthony 88021. That is 191 recorded closings from 2018 through May 2026, each published with address, price and date.
Market figures on this page come from the Patino Real Estate monthly Las Cruces market reports and the published closing record. Updated for April 2026 data.
Manny Patino, Qualifying Broker. Our team , Gilbert Patino, Brandon Grajeda, Brian Salazar, Erika Melissa Moya , works with every active builder and represents buyers. Meet the team →