On August 13, 2026, during a news conference held on a vacant city owned lot located 217 San Pablo SE off of Zuni Road in the South East Heights, Mayor Tim Keller, accompanied by Metropolitan Redevelopment Agency Director Terry Brunner, announced what Keller dubbed the “Available City Properties Program”. The program consists of a compilation of available City properties in a simple online list, currently numbering almost 200, offering the property for a wide range of potential uses. Depending on location and zoning, the parcels could become new homes, businesses, gardens, parks, event venues, or something entirely new for dedicated public use.
The Available City Properties website features an interactive map that allows the public to search and view properties that are either available or under contract. Currently, 14 of the 188 properties listed are under contract. The website features the following eight separate categories and lists city owned properties:
- Housing Locations
- Office Listings
- Industrial Properties
- Warehouse Listings
- Retail Locations
- Spontaneous or Seasonal Shop locations
- Community Garden Land
- Pocket Park Land
The link to the city website is here:
https://www.cabq.gov/mayor/news/city-offers-its-unused-properties-to-public-1
The city website includes the properties’ sizes, prices or appraised values, zoning and potential uses. Depending on the location and zoning, available properties could be used for anything from housing to commercial development, recreation or agriculture use. Through its Metropolitan Redevelopment Agency (MRA), Albuquerque has been working to simplify processes for smaller developers and put lots that no longer serve a municipal purpose toward productive new uses. Three of the properties showcased during the news conference announcing the program are a 2-acre lot ready for commercial use on Alamo Avenue, a 1-acre lot at 3201 Corona NW that could welcome a townhome development and a half-acre lot primed for a community garden at 318 Mesilla NE.
The Available City Properties began when the city decided to lease one of its vacant lots for $1 per year to The Semilla Project which is a nonprofit that uses land-based programs to educate and empower Albuquerque youth. The community garden near the Loma Linda Community Center has produced three tons of vegetables in the past year, saving area families a combined $4,000. While properties that are for sale will require a market-rate transaction, Keller said the city is willing to take on more partnerships like the one with The Semilla Project to allow communities to lease the properties at minimal cost for uses like a community garden, event venue or food truck operation, in exchange for doing things like keeping the property secure.
The “Available City Properties Program” is part of Mayor Tim Keller’s broader third-term “Abundance Agenda” that he announced at his August 15 “State of the City” address. Keller’s third term abundance agenda is a push to open more opportunities for people to build, invest, and improve the city while reducing the bureaucratic hurdles that get in the way of good ideas. Keller wants to focus on sharing every asset the city has to offer. Keller’s “Abundance Agenda” includes initiatives like making it easier to receive a commercial or residential building permit, focusing on local labor agreements and turning city land into affordable housing.
Mayor Keller said this about the objective of the Available City Properties Program:
“We have unused land all around the city, while people here have unrealized ideas. Now we’re connecting those dots instead of letting these places sit empty. This is taxpayer land, and it’s time we democratize it and give you the freedom to use it.
We see empty pieces of land all over the city … . Often the question is, ‘Well, who owns that?’ And then the question is, ‘Why has it been vacant for 50, 60, 70 years?’ That is what we are going to try and address. We’re going to make sure that we can use every unused piece of land that people want [to use] in this city. That is our way of showing abundance [and] pushing back on scarce resources.
[The Available City Properties program] absolutely positions us to be at the forefront of innovation with respect to how to create more housing. The timing is excellent! We’ll see. I would hope that other cities would join us. … This is about giving our land back to Albuquerque. It’s about making sure that we will say if you can use this land and use it productively. We’ll probably put in some criteria and, like, you have to do something within 18 months or something like that, then basically we will give it to you.”
According to Mayor Keller, the Available City Properties Program has been in the works for roughly two years. The August 13 news conference launch marks the beginning of the program, which will also eventually include listing all of the city’s available buildings. The program’s launch follows the enactment of the 21st Century Road to Housing Act, which among other things, authorizing federal funds for communities that are taking innovative approaches to spur housing development.
Terry Brunner, Director of the Metropolitan Redevelopment Agency, said he expects good things from the program. Last year, the city agency launched a similar program that allowed the public to use some of its vacant properties for block parties and craft fairs. Brunner said this:
“It was relatively successful, and we found that the community was looking for these opportunities to use our properties in creative ways. So instead of us … buying and holding a property for a long period of time and hoping a developer comes along and puts something on it, we’re trying to activate these properties.”
Brunner said that properties slated for development can be put to temporary use given that as it can take developers quite some time to secure financing and determine design plans. Brunner said this:
“In that [time] we could easily give that lot to the community or lease it out to somebody for a private use or a temporary weekend use. There’s no reason that lot needs to sit inactive. …We’re going to try our best to say yes and be open to all the ideas that you have.”
VACANT PROPERY SURVEY OF CITY’S MAJOR CORRIDORS
Jaemes Shanley is the President of the Mark Twain Neighborhood Association located in the mid heights. He is the Vice President of the District 7 Coalition of Neighborhoods which boasts membership of 14 neighborhood associations. Mr. Shanley first arrived in Albuquerque in 1969 to attend UNM from which he graduated in 1973. Mr. Shanley is a retired, highly successful business executive and worked in the private sector in sales, marketing, and business strategy for U.S. corporations in Australia, Japan, and the United States. His work required extensive travel throughout Asia Pacific and Latin America, routinely on the ground in more than 30 countries. Mr. Shanley returned to Albuquerque in September 2006 to renovate and take up residence in his parent’s Mark Twain neighborhood home where he and his wife reside.
Beginning in March, 2025 and ending January, 2026, James Shanely did a 10-month painstaking and very time consuming “property-by-property survey” of five of the city’s major commercial corridors from end to end. Those commercial property corridors were Central, San Pedro, Menaul, 4th Street, and San Mateo to quantify their condition and use. What he found was so striking and disturbing to him that he felt compelled to continue by adding the following corridors:
- San Pedro from Gibson to Montgomery.
- San Mateo from Gibson to its end point at I-25 NE.
- Menaul from Tramway to Rio Grande Blvd. and down to Bellamah north of Old Town.
- 4thStreet from Coal SW to Los Ranchos NW.
- The entirely of Zuni Rd. from east of Wyoming to its end at Morningside SE.
- Lomas Blvd. from Tramway to its intersection with Central east of Old Town.
- Wyoming Blvd from Trumbull in the International District to Paseo Del Norte in the far northeast heights.
Shanely’s project involved confirming by visual inspection the nature and status of 3,816 properties of which 2,223 were commercial premises. 21%, or 626 of those premises were closed, for lease, vacant, or abandoned. Following are the results of his survey:
PROPERTY TYPE COUNT PERCENT OF TOTAL
- Apartment Complex 69 1.8%
- Town Houses 262 6.9%
- Mobile Home Park 9 0.2%
- Single Home Lot 295 7.7%
- Motel / Hotel 38 1.0%
- Vacant Lot 118 3.1%
- Parking Lot 39 1.0%
- Construction Site 13 0.3%
- Self-Storage 24 0.6%
- Total Operating Businesses 2,323 60.9%
- Closed Businesses 626 16.4%
- Total Properties Surveyed: 3,816
- % businesses closed: 21%
Among the 6,050 individual properties Jaemes Shanley documented along or adjacent to these corridors were the following:
- 3,271 commercial premises, of which 740 (18%) are empty, closed, for lease, or abandoned
- 198 free-standing empty whole buildings with combined enclosed space of 1.9 million square feet
- 287 vacant lots totaling 217 acres
- 140 fast food outlets, 262 restaurants, 81 cannabis shops, but only 31 grocery stores. I can’t count high enough to include massage parlors and car washes.
- Large, paved parking lot areas underused all over the place
- Unhoused people concentrated or dispersed throughout
These quantitative and qualitative indicators were replicated as he extended his effort to other Albuquerque corridors including Juan Tabo, Eubank, Candelaria, Carlisle, 2nd & 3rd Streets, etc.
Long before Shanley became involved with his survey of vacant properties in the city’s commercial corridors, he focused on the International District, where he documented huge numbers of vacant lots and abandoned houses within residential areas that have stood year after year as wasted opportunity for near term housing. On multiple sites redevelopment and refurbishment has been initiated by aggregating parcels and securing funding from private and government sources for redevelopment of the properties.
SURVEY OF VACANT LAND OWNED BY CITY OF ALBUQUERQUE
On August 14, the day after Mayor Keller announced his “Available City Properties Program”, Jaemes Shanely produced a computer generated survey of the number of parcels, acreage and values of vacant land owned by the City of Albuquerque. The survey included Vacant Commercial Properties and Vacant Residential properties, acreage and land values. Following are the Shanley survey results for City of Albuquerque owned property:
CITY OWNED VACANT OPEN SPACE
- NUMBER PARCELS OWNED: 1,128
- ACREAGE: 22,581
- ASSESSED BERNCO LAND VALUE: $309,539,509
CITY OWNED VACANT COMMERCIAL PROPERTY
- NUMBER OF PARCELS OWNED: 127
- TOTAL ACREAGE: 7
- ASSESSED BERNCO LAND VALUE: $40,458,200
CITY OWNED VACANT RESIDENTIAL PROPERTY
- NUMBER OF PARCELS OWNED: 490
- TOTAL ACREAGE: 4
- ASSESSED BERNCO LAND VALUE: $18,251,798
CITY COUNCIL NARROWLY DEFEATS CITY WIDE MANDATORY UPZONING TO DOUBLE OR TRIPLE DENSITY IN ESTABLISHED NEIGHBORHOODS
“Upzoning” is a land-use planning tool that changes existing zoning regulations to permit and increase population density in specific areas already zoned and developed. Zoning laws govern how property can be used, including housing density, minimum lot sizes, building heights, and parking requirements. Upzoning alters these rules to increase permitted density or intensity of use, allowing more units per acre, taller buildings, or different uses like commercial establishments in residential zones. This process does not directly create new housing but removes regulatory barriers, incentivizing new construction.
https://legalclarity.org/what-is-upzoning-and-how-does-the-legal-process-work/
On February 18, 2026 the Albuquerque City Council voted 5 to 4 to reject a series of sweeping amendments that Mayor Tim Keller sought to the city’s zoning laws known as the Integrated Development Ordinance (IDO). The amendents to the city’s zoning laws known as the Integrated Development Ordinance (IDO) mandated upzoning in all established residential areas of the city. Voting NO were Democrat City Counselor Klarissa Peña and Republicans Councilors Dan Lewis, Renée Grout, Dan Champine and Brook Bassan. Voting YES were Democrat Progressive Councilors Tammy Fiebelkorn, Nichole Rogers, Joaquín Baca and Stephanie Telles.
Residential zoning covers 27% of Albuquerque’s land with 68% of the city’s existing housing being single-family detached homes with 120,000 existing residential lots having already built homes. The goal of the land use zoning amendments was to double or triple housing density in established neighborhoods by allowing duplex, condominium or apartment development in all 120,000 residential lots in established and built out neighborhoods.
The mandatory upzoning would have allowed development of apartment or commercial use, such as bodegas, on all corner lots in residential areas bordering main thorough fares. The proposed amendments to the IDO included a mandate for “upzoning” to double or triple density in established neighborhoods as a permissive use requiring no city applications with no rights to contest nor appeal the upgrading development by adjoining property owners.
The two City Council Districts that would have been the most affected by the mandatory upzoning changes in city zoning laws would have been District 2 and District 6. District 2 is the city-center district encompassing downtown, old town, and includes the most historical areas of the city, part of the west mesa, and the entire valley east of the river and is represented by City Councilor Joaquin Baca. District 6 includes Albuquerque’s Southeast Heights encompassing the University of New Mexico, and the International District and is represented by City Councilor Nichole Rogers.
Both Districts 2 and 6 have the highest concentration of minorities and lower income residents. It is these two districts that would have been the biggest targets for upzoning development by investors, speculators and developers to buy up properties from generational family’s for redevelop leading to gentrification. Both City Councilors voted for Mayor Keller’s up zoning changes believing the change in city zoning law would lead to “affordable housing” when in fact it would have resulted in the displacement of many of their constituents as investors sought to buy up residential properties for high end developments and not affordable or low income housing.
The proposed amendments by Mayor Tim Keller and the four Progressive Democrat City Councilors Tammy Fiebelkorn, Nichole Rogers, Joaquín Baca and Stephanie Telles voting to mandating upzoning was an attempt to address what they proclaimed the city’s “housing crisis.” They argued that “flooding the market” with more housing will result in making more affordable housing available for sale or rent. They argued existing property owners wanted and could afford to build on their own properties whether they own their home outright or if there is a mortgage. Their arguments were false or very misleading.
The blunt reality is that very few existing homeowners can afford to add a 750 square foot “casita” or addition to their existing homes at the average construction cost of upwards of $175,000 to $200,000 without taking on a second mortgage. These elected officials simply ignore market forces motivated by profits that will only benefit investment developers and that will lead to neighborhood gentrification and not lead to affordable housing.
KELLER HAS NOT GIVEN UP POLITICAL AGENDA TO DOUBLE OR TRIPLE DENSITY IN ALL ESTABLISHED NEIGHBORHOODS
In his August 15 State of the City address, Mayor Keller, as part of his third term “Abundance Agenda”, boldly proclaimed his intent to what he called “Democratizing Housing” to ensure “the freedom to choose what is your home.” Mayor Keller clearly stated that housing is a major focus of his new Abundance Agenda. Keller stated that after the city council legalizing casitas, reducing parking requirements, and attempting other sweeping zoning changes city wide, his intent is to have city council enact sweeping zoning changes to enable more housing development. He said the City will continue looking for ways to give residents more freedom to decide what their home can look like, including duplexes, cottages, condos, casitas and alternative construction methods.
In other words, Mayor Keller has not given up on his efforts to double or triple density in established neighborhoods that was so vehemently opposed by residential property owners and neighborhood associations. Zoning amendments to the Integrated Development Ordinance are allowed only every two years. Confidential sources have confirmed that Democrat Progressives intend to again reintroduce the legislation amending the Integrated Development Ordinance (IDO) to once again strip adjacent property owners of their rights to appeal and prevent unfettered development of adjoining property.
COMMENTARY AND ANALYSIS
It is abundantly clear from the surveys of real properties that there is no scarcity of real property in Albuquerque that can and should be used to solve the city’s affordable housing crunch. There is no need to require the rezoning of all residential property in the city to double or triple density for affordable housing.
The term “affordable housing” is about as misleading as it gets. It is a term way too often used by elected officials and politicians to simply declare a crisis with inflated numbers that shows there is not enough housing that allows the poor or low-income people to rent or buy a home and call their own. Housing prices and rental costs never come down. The more appropriate term that should be used is “subsidized” housing where it’s clear what is needed is subsidized funding for those who cannot afford to buy outright or rent and need assistance.
The housing shortage crisis declared by Mayor Keller and City Council is related to economics, the development community’s inability to keep up with supply and demand and the public’s inability to purchase housing or qualify for housing mortgage loans. The shortage of rental properties has resulted in dramatic increases in rents. It’s clear that the City of Albuquerque and the state of New Mexico are suffering from a shortage of housing, but that does not mean it is all affordable housing.
Mayor Tim Keller’s “Available City Properties Program” is a realistic and common sense option to solve the city’s affordable housing crunch. The new program should negate all need for upzoning city wide to double or triple density in established neighborhoods as permissive uses. The “Available City Properties Program” will enable Mayor Keller and the city council to direct their attention to the use of vacant commercial properties or buildings for conversion and development of affordable housing as opposed to forcing the doubling or tripling of neighborhood density, destroying historical neighborhoods and leading to gentrification.
Simply put, Mayor Keller, the Albuquerque City Council and affordable housing activists, investment speculators and developers need to keep their hands off established neighborhoods to solve the affordable housing crunch with more density.
Links to quoted or relied upon news sources are here:
https://www.cabq.gov/mayor/news/city-offers-its-unused-properties-to-public-1
https://www.cabq.gov/available-city-properties
https://www.abqjournal.com/news/keller-pushes-abundance-agenda-in-state-of-the-city/3102741
https://archive.org/details/gtv16nm-City_Turns_Unused_Land_Into_Opportunity_August_13_2026
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