What the 2025 Biennial Update to the IDO Means for Property Owners

The City of Albuquerque is preparing its 2025 Biennial Update to the Integrated Development Ordinance (IDO) —the zoning code that governs what can be built, where, and how. While zoning updates don’t directly change property taxes, they can reshape the development landscape, influence property values over time, and offer new opportunities for property owners across the city.

This blog breaks down what’s changing, what it means for you and your clients, and how this biennial process can actually save owners time and money when requesting zoning changes.

1. What is the IDO — and what is the Biennial Update?

Albuquerque’s IDO is the citywide rulebook for land use—covering residential and commercial zoning, density, height limits, parking requirements, and development standards.

By ordinance, the City must revisit and update the IDO in odd-numbered years (a “biennial” update). The 2025 package is now in motion.

The process includes:

​​​​​​Although still under deliberation, key materials including a red-line version and proposed amendments are already public.

Important: These changes do not immediately alter tax rates or assessments—they change what can be built (and thus can shift market values over time).

2. One of the Biggest Benefits: Owners Can Request Changes Without Big Costs

This is one of the most important and least understood advantages of the Biennial Update:

Any property owner can submit a zoning text or map request at no cost

During the biennial process, owners can propose:

  • A change to the development standards
  • An adjustment to allowable uses
  • A zoning map amendment for their parcel

And because the request is folded into the city-driven update:

  • You do not have to hire a zoning consultant or pay the typical fees.
REALTORS® have already used this process effectively

Many REALTORS® have had clients who:

  • Owned R-1 and wanted R-T
  • Owned R-T and wanted to shift to a higher-density residential zone
  • Wanted flexibility for duplexes, townhomes, or small infill development

The biennial cycle is one of the most efficient, inexpensive, and direct ways to request these changes—and have them seriously considered.

This is a major value-add for clients who may otherwise be intimidated by the cost or complexity of rezoning.

3. Major themes of the 2025 update

A. Housing supply and “missing middle” density

The City acknowledges a projected need of tens of thousands of housing units by 2040, and the update leans into enabling more units in more places.

Notable reforms:

  • Properties within ~¼ mile of Main Streets or Premium Transit stations may see zoning conversions (for example from R-1 or R-T to R-ML) enabling higher density and more uses.
  • In many single-family zones, restrictions may be eased: smaller lot minimums, duplexes allowed on corner lots, “cottage development” on larger lots, reduced parking requirements near transit.
  • New housing types (for example dormitory style housing) and mixed use—especially in MX-T zones—are under discussion.

For owners and investors, these changes translate into greater flexibility: adding units, repurposing property, or selling to infill developers may become more feasible.

B. Targeted use changes and clean-up

The update addresses hot topics like:

  • Sanctioned outdoor shelters/encampments and overnight shelter zoning.
  • Neighborhood retail (“tienditas” / small bodegas) and updated rules for composting and small-scale industrial uses.
     
  • Procedural improvements: clarity around overlays, landmark frontages, non-residential sensitive uses, changes in planned developments (PDs) and planned communities (PCs).
  • These changes may not move the needle for every day residential owner, but they matter for mixed-use developers, investors, and property owners in zones adjacent to commercial or industrial uses.

4. What does it mean for you as a property owner (or REALTOR®)?

If you own or work with property in or near transit corridors / Centers & Corridors
  • You may gain by‐right additional flexibility: your parcel might shift from single-family to multi-family zoning, or have reduced parking/height restrictions—opening new development or redevelopment opportunities.
  • For clients/investors: this is a picture of increased capacity and potentially higher value if the market reacts positively.
  • Prospective buyers might pay closer attention to the zoning map and upcoming IDO changes as a value driver.
If you own in a traditional single-family neighborhood

Even if your base zone doesn’t change, you may benefit from:

  • Easier to add ADUs
  • Duplex possibility (in qualifying corner lots)
  • “Cottage court” infill on larger lots
  • Reduced parking or setback requirements

Conversely, your neighborhood may see greater density next door, which may affect parking, character and perception—worth discussing with your clients.

Neighborhood associations will want to monitor the process and weigh participation in EPC hearings or public comment periods.

If you’re a landlord or investor

The update is favorable for:

  • Infill development
  • Conversion of under-used lots/buildings into multi-family or mixed-use near transit

The regulatory risk is lower than in a full zoning rewrite—you’re working within a biennial clean-up and optimization of existing code.

Still: zoning doesn’t guarantee permit approval, and market conditions still lead the assessment and tax story.

5. Does this change your property taxes?

Short answer: No, not directly.

Here’s a breakdown:

  • Zoning (via the IDO) governs what uses are allowed. It does not set tax rates or directly determine assessed value.
  • The Bernalillo County Assessor’s Office determines assessed values—and those are based on market value, actual use, and comparable sales, not just the zoning code.

Because of this:

  • Your mill rate, state tax structure and City tax ordinances are separate and unaffected by the IDO update.
  • Tax change may result indirectly if the value of your property rises (or falls) because the new zoning makes the parcel more (or less) desirable.
  • For example: if your lot becomes eligible for more units, a developer pays more for it, value goes up, assessed value may go up—taxes may follow.
What you should watch out for:
  • If you plan to redevelop or add units, you’ll want to consider how the market will respond, how construction costs/parking/amenities stack up, and how property tax changes may follow an increased value.
  • If you’re concerned about neighborhood character changes (e.g., increased density next door), it might indirectly affect valuations in your area.
  • Remind clients: zoning flexibility is a strategic tool, not a guaranteed windfall. Timing, market, location and cost all matter.

6. What to do next (action steps for REALTORS® & property owners)

  • Check if your parcel is in a “conversion” zone (e.g., near a Main Street or Premium Transit station) that might see zoning change.
  • Review the Redline Package for the 2025 IDO update on the City’s website and keep tabs on the EPC hearing schedule.
  • Attend or watch EPC / LUPZ hearings — public comment may matter, especially for neighborhoods concerned about character or density impacts.
  • For clients: develop talking points around zoning flexibility, potential redevelopment or investment opportunities—and also around caution (costs, parking, infrastructure, timing).
  • Watch for future tax/assessment implications: communicate that zoning doesn’t automatically increase taxes, but rising value might.
  • Stay informed: GAAR will share updates as the update proceeds through Council, so you can raise your hand or coach clients appropriately.

7. Final thoughts

The 2025 IDO Biennial Update is more than a technical zoning clean-up—it’s a rare chance for property owners to seek zoning improvements without paying consultant fees, while also gaining new development options that can enhance long-term property value.

For REALTORS®, this is a prime opportunity to help clients:

  • Understand their current zoning
  • Identify new possibilities
  • Use the biennial process to request changes
  • Strategize around future value and redevelopment potential

Zoning doesn’t change a property’s taxes overnight, but it absolutely shapes its future potential. GAAR will continue to monitor the process and share updates so members can stay ahead of the curve.