ZIP Code · NM

ZIP 88011

Part of Las Cruces, NM

Pop. 33,064·Dona Ana County·17th most expensive ZIP in New Mexico

Median rent (all units)

$1,548/mo

Year-over-Year

+2.2%

Month-over-Month

+1.2%

vs US Median

-$384

Reported rents

Rising (Monthly)

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Most AffordableMost Expensive

ZIP 88011 · $1,548

More affordable than 69% of US ZIP codes · National median $1,932/mo

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Compare your rent to the local median.

Medians by bedroom

Rent by unit size

Studio

$840

1 BR

$1,070

2 BR

$1,170

3 BR

$1,630

4 BR+

$1,770

Research median

$1,170/mo

Bedroom estimates are gross rents that include essential utilities (electricity, water, gas, sewer, trash).

Rent trends

12-month history

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Last updated: October 17, 2026

From the history

What the numbers show

Compared with the peak

Rent in ZIP 88011 is at its highest level since Zillow's records here began in February 2022.

Past year vs. the rest of New Mexico

Rent in ZIP 88011 changed +2.2% over the year to September 2026. Across the 32 New Mexico ZIP codes Zillow tracks, the typical change was +3.2%.

Recent direction

Rent has risen 3 months in a row, and rose in 8 of the last 12 months.

What a typical income covers

30% of the median household income ($75,875) is $1,897 a month. That covers HUD's Fair Market Rent for up to a 4-bedroom ($1,770).

Rank in Las Cruces

3rd cheapest of 4 ZIP codes in Las Cruces.

Cheaper nearby

ZIP 88001, 6 miles away, rents for 36% less ($984/mo), about $6,800 a year in savings.

From Zillow's monthly rent index (ZORI) for ZIP 88011. Income is the Census median household income (5-year estimates). Fair Market Rents are HUD’s, which include utilities.

Annual cost

$18,576/yr

At $1,548/mo median

Location

CityLas Cruces

StateNM

CountyDona Ana County

Rent Market Meter

Landlord's Market

Renter's MarketBalancedLandlord's Market

Rents are climbing (2.2% YoY), so leverage tilts toward landlords. Act sooner rather than later.

Based on rent-price momentum (+2.2% YoY, +1.2% MoM), not inventory.

Demographics

Who lives here

ZIP 88011 (Las Cruces, NM) is majority owner-occupied, has a large retiree population, 54.6% of residents hold a bachelor's degree or higher.

Population

33,064

Median income

$75,875

Median age

41.1

Renters

40.2%

Age distribution

19.5%

24.1%

20.8%

24.2%

Under 1819.5%

18–3424.1%

35–5420.8%

55–6411.5%

65+24.2%

Gender

50.1%

49.9%

Male50.1%

Female49.9%

Race & ethnicity

60.9%

42.3%

White60.9%

Black2.8%

Hispanic42.3%

Asian2.9%

Education (25+)

14.5%

26.2%

54.6%

No HS diploma4.6%

HS diploma14.5%

Some college26.2%

Bachelor's+54.6%

Housing tenure

59.8%

40.2%

Owner59.8%

Renter40.2%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2022 vs 2026

How ZIP 88011 in Las Cruces, NM has changed in 5 years

Rent

$1,352 → $1,548

up 14.5%

Income

$67,250 → $75,875

up 12.8%

Population

30,223 → 33,064

up 9.4%

Renter share

41.6% → 40.2%

-1.4 pts

Bachelor's+

56.7% → 54.6%

-2.1 pts

Median age

43.2 → 41.1

-2.1 yrs

Since 2022, the typical rent in ZIP 88011 in Las Cruces, NM has climbed from $1,352 to $1,548, a 14.5% change over five years. Median household income rose from $67,250 to $75,875 between 2021 and 2024, a 12.8% shift. The population has grown by 9.4% since 2021, moving from about 30,223 residents to roughly 33,064. College-educated residents now make up 54.6% of adults here, versus 56.7% in 2021. Taken together, the five-year picture in ZIP 88011 in Las Cruces, NM reflects how housing costs and the people paying them have evolved through a stretch that included a pandemic, a hot rental market, and a recent cooling phase.

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Local insights

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About renting in ZIP 88011

Last updated: October 17, 2026

ZIP code 88011 covers Las Cruces, NM. The median rent here is $1,548/mo as of October 2026. A 1-bedroom rents for a median of $1,070/mo. A 2-bedroom rents for a median of $1,170/mo.

At 24% of local median household income ($75,875/yr), ZIP 88011 ranks as affordable compared to the national benchmark of 30%. Rents have increased 2.2% over the past year.

FAQ

Frequently asked questions

How much income do you need to rent in ZIP 88011?

To keep rent at or below 30% of gross income, you would need to earn at least $62,000/year (about $30/hour full-time) to afford the median rent of $1,548/mo in ZIP 88011. The local median household income is $75,875/yr, so the typical household meets that bar.

Is rent going up or down in ZIP 88011?

Rent in ZIP 88011 has risen 2.2% over the past year as of September 2026. That is the highest level since Zillow's records here began in February 2022.

How does ZIP 88011 compare to other ZIPs in New Mexico?

ZIP 88011 is in the middle among New Mexico ZIP codes for rent, ranking #17 of 36 at $1,548/mo. Over the year to September 2026, rent in ZIP 88011 changed +2.2%, against a typical +3.2% across the 32 New Mexico ZIP codes Zillow tracks.