South Valley Zoning & Land Use Guide
Key Zoning Facts
South Valley Zoning Overview
South Valley is a census-designated place in Bernalillo County, located south of Albuquerque along the Rio Grande. As an unincorporated community, South Valley's zoning and land use are governed by Bernalillo County rather than a municipal government. The area is characterized by its historic acequia-irrigated agricultural character, with a mix of rural residential properties, small farms, and increasingly suburban development along major corridors.
The South Valley has a deep cultural heritage tied to traditional New Mexican land use patterns, including family compounds, small-scale agriculture, and community irrigation systems. Bernalillo County's planning framework for the area seeks to balance preservation of this rural and agricultural character with accommodating growth and providing adequate infrastructure. The Rio Grande bosque and associated floodplain significantly influence development patterns through the community.
Key Zoning Districts
As governed by Bernalillo County's zoning code, South Valley includes rural agricultural zones (A-1), residential zones (R-1, R-2), and limited commercial zones (C-1) along main roads such as Isleta Boulevard and Bridge Boulevard. The A-1 zone, requiring one-acre minimum lots, preserves the area's agricultural character in many neighborhoods, while R-1 zoning applies to more developed residential areas.
ADU Regulations
Bernalillo County allows accessory dwelling units in residential zones, consistent with the area's traditional pattern of family compounds and secondary structures. ADUs are limited to 750 square feet, with owner occupancy required and one additional parking space. The county's provisions reflect the community's longstanding practice of multigenerational and extended-family housing arrangements.
Development Process
Development in South Valley requires permits from Bernalillo County Planning and Development Services. Building permits are reviewed by the county building division or the state Construction Industries Division. Zone changes and conditional uses are reviewed by the County Planning Commission with recommendations to the County Commission.
Regulatory Layers That Apply in South Valley
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
County — Bernalillo County
- Role: Primary planning and zoning authority for unincorporated South Valley
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs for additional restrictions.
Primary Zoning Districts
- Min Lot
- 1 acre
- Max Height
- 26 ft
- Front Setback
- 25 ft
- Side Setback
- 10 ft
- Rear Setback
- 25 ft
- Min Lot
- 7,000 sq ft
- Max Height
- 26 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft
- Rear Setback
- 15 ft
- Min Lot
- None
- Max Height
- 35 ft
- Front Setback
- 15 ft
- Side Setback
- 0 ft
- Rear Setback
- 10 ft
ADU Rules in South Valley
- Max Size
- 750 sq ft
- Max Height
- 18 ft
- Rear Setback
- 5 ft
- Side Setback
- 5 ft
- Parking
- 1 additional space
- Owner Occupancy
- Required
- Permit Timeline
- 4-8 weeks
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for South Valley are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check South Valley permit fees →