faq
You have questions. wE have answers.
Please find below a list of frequently asked questions with answers. If you require additional information or further clarification please don’t hesitate to contact our team!
99-Year Renewable Leases
The 99-Year Land Lease provides exclusive and transferrable use (i.e. it may be assigned to heirs or sold to a third party) of the property for the length of Term. The Term is equal to 99 years from the date of the Leasehold (i.e. your closing date) with the right to renew for an additional 99-year term at no additional cost. A Memorandum of Lease is recorded in the public records of Hidalgo County, NM memorializing the leasehold estate.
We chose not to subdivide the property in order to keep the price reasonable. Therefore no title is conveyed, as it is not fee-simple ownership. Leaseholders have exclusive and transferrable use of the property for the length of Term, which is equal to 99 years from the date of the Land Leasehold (i.e. your closing date) with the right to renew for an additional 99-year term.
No. The Land Lease Payment is a ONE-TIME payment which provides exclusive and transferrable use of the property for the length of Term. The Term is equal to 99 years from the date of the Land Leasehold (i.e. your closing date) with the right to renew for an additional 99-year term.
There is no HOA, but there is a Monthly Maintenance Fee of $26.25 per Site (billed annually) to cover the cost of electric to operate the well which supplies the water to the Site and to maintain the water/sewer system. Water, garbage pick-up and community Wi-Fi are provided at no additional charge. Please note that the Monthly Maintenance Fee is assessed based upon residential impact. Therefore, if a Leaseholder only has one residence (RV, Tiny Home, etc.) located on multiple Sites, only one Monthly Maintenance Fee would be assessed.
Please note that Leaseholders may choose to obtain their own private, hard-wired internet service vs. using the community Wi-Fi, which offers dedicated private service with speeds up to 60MB down / 20MB up for an additional fee by contracting directly with the local telecom provider Valley Telecom ( www.vtc.net).
Land Leaseholders are responsible for metered electric charges which are billed monthly.
Smugglers’ Roost, LLC is responsible for providing metered electric service.
The payment of all ad valorem taxes on the property is the responsibility of Smugglers’ Roost, LLC.
Smugglers’ Roost, LLC is responsible for all ad valorem taxes on the property. If applicable, the Land Leaseholder is responsible for payment of any and all personal property tax, gross receipts tax or other charge or levy imposed by any authority having the direct or indirect power to tax, including any city, county, state, or federal government, or any school, agricultural, sanitary, fire, street, drainage, or other improvement district thereof which is assessed against the Land Leaseholder’s personal property.
Each Premium Site measures approximately 35’ x 100’. However, the many Land Leaseholders thus far have chosen to lease two adjacent sites in order to maximize their width.
Yes, the majority of current Land Leaseholders have chosen to lease two adjacent sites in order to obtain added width & allow additional space for improvements.
The Monthly Maintenance Fee is assessed based upon residential impact. Therefore, if a Leaseholder only has one residence (RV, Tiny Home, etc.) located on multiple Sites, only one Monthly Maintenance Fee would be assessed.
We don’t have Covenants, otherwise known as CC&Rs, because those are related to deeded property. We do have Rules and Regulations which are restrictive guidelines that serve to protect the property value for all Leaseholders. We will enact these guidelines as necessary, but will do our best not to impose upon an individual’s quality of life unnecessarily. If you would like to review the Rules and Regulations, we are happy to provide of copy of them upon request.
Yes, all 228 Sites are currently served by underground electric with three (3) electrical outlets per site (1) 50-amp, (1) 30-amp & (1) 20-amp GFCI; water; commercial septic and high-speed VDSL wired-internet services.
The community’s water is supplied by a prolific 16″-casing high-volume well with adjudicated water rights for 2.5 million gallons of water per year; an amount which is more than sufficient for residential water supply to all 228 Sites. The well is supplied by a prolific ground-water system emanating from the Sierra Madras Mountain Range in Northern Mexico. The northward movement of the water flows through no populated areas, so it should be sustainable for the Lease Term & Renewal (i.e. 198 years).
Ours is a high-desert natural environment, where we encourage bird-friendly xeriscape, including bamboo with which we are experimenting. Landscape maintenance is the responsibility of the Leaseholder.
We do offer in-house financing with a down payment, fixed interest rate and no credit check or pre-payment penalty. Full financing terms are available at the following: Financing
We are located within walking distance of the Animas, NM Post Office, where for a nominal annual fee, you may obtain a PO Box for general mail delivery. FedEx & UPS deliver onsite to a central enclosed drop site.
Location, Location, Location…
WINTER:
The winter daytime weather is typically clear and sunny with temperatures ranging from the mid-50’s to 60’s. Nighttime temperatures can dip down into the mid-upper 20’s, but it generally stays above freezing.
SUMMER:
The hottest summer temperatures occur during the month of June. There are very few excessively hot days; the majority have temperatures which range from the high 90’s to 100 degrees. The average daytime temperature during June 2021 was 97 degrees. Keep in mind that our high-desert climate is rather arid, so our low relative humidity (22% on avg. during June) makes our temperatures feel more moderate. In addition, there are a number of canyons and mountains nearby to visit which offers a great way to experience cooler temperatures, even on the hottest days!
Smugglers’ Roost is located at an elevation of 4,402 feet.
How Far is This or That?
First and foremost, if you have a medical or safety emergency, just like in any large urban area, you would call 911. There is a paramedic, ambulance and emergency helicopter evac available 24/7 that is dispatched from Animas, NM. There are two hospitals in proximity; one in Deming, NM, about 74 miles away and one in Silver City, NM, approx. 80 miles away. There is a health clinic about 300 feet away from Smugglers’ Roost which offers basic urgent and primary care with a nurse practitioner on staff. Please see the following link with distances to various of services, including dental, pharmacy, veterinary, etc.: How Far is This or That?
Basic convenience store items are available in Animas less than one mile away. A full small-town grocery store is located in Lordsburg, NM approximately 35 miles away. Please see the following link for the distance to a list of essential services: How Far is This or That?
For a more comprehensive list of services and distance from Smugglers’ Roost please click on the following link: How Far is This or That?
Am I permitted to… ?
Yes, subject to approval / design review, Leaseholders are permitted to add improvements such as patios, decks, sheds, fences and other permanent structures. Leasehold improvements, other than slabs, remain the property of the Leaseholder and all are subject to personal property taxes, the payment of which is the responsibility of the Leaseholder.
We love animals! Animals (dogs, cats, etc.) are more than welcome; however, for safety reasons they must to be leashed. Land Leaseholders are permitted to fence their Site(s) in order to allow pets to roam safely within the confines of their property. We also plan to offer equestrian facilities in the near future.
Yes, Leaseholders are permitted to rent or sublease their Sites when they are not in occupancy.