ZIP Code · NM

ZIP 88012

Part of Las Cruces, NM

Pop. 33,158·Dona Ana County·9th most expensive ZIP in New Mexico

Median rent (all units)

$1,765/mo

Year-over-Year

-0.7%

Month-over-Month

Stable

vs US Median

-$167

Reported rents

Stable (Monthly)

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Most AffordableMost Expensive

ZIP 88012 · $1,765

More affordable than 54% 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

$990

1 BR

$1,260

2 BR

$1,380

3 BR

$1,920

4 BR+

$2,090

Research median

$1,380/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 88012 is 1.5% below its high of $1,792 in March 2026, at $1,765 as of September 2026.

Past year vs. the rest of New Mexico

Rent in ZIP 88012 changed -0.7% over the year to September 2026. Across the 32 New Mexico ZIP codes Zillow tracks, the typical change was +3.2%.

What a typical income covers

30% of the median household income ($69,052) is $1,726 a month. That covers HUD's Fair Market Rent for up to a 2-bedroom ($1,380); a 3-bedroom is $1,920.

Rank in Las Cruces

4th cheapest of 4 ZIP codes in Las Cruces.

From Zillow's monthly rent index (ZORI) for ZIP 88012. Income is the Census median household income (5-year estimates). Fair Market Rents are HUD’s, which include utilities.

Annual cost

$21,180/yr

At $1,765/mo median

Location

CityLas Cruces

StateNM

CountyDona Ana County

Rent Market Meter

Balanced Market

Renter's MarketBalancedLandlord's Market

Rents are roughly steady, with neither renters nor landlords holding a strong edge right now.

Based on rent-price momentum (-0.7% YoY, +0.0% MoM), not inventory.

Demographics

Who lives here

ZIP 88012 (Las Cruces, NM) is majority owner-occupied, has a large share of families with children, 35% of residents hold a bachelor's degree or higher.

Population

33,158

Median income

$69,052

Median age

32.3

Renters

23.8%

Age distribution

27.2%

26.8%

23.1%

13.8%

Under 1827.2%

18–3426.8%

35–5423.1%

55–649%

65+13.8%

Gender

49.4%

50.6%

Male49.4%

Female50.6%

Race & ethnicity

47.4%

61.7%

White47.4%

Black2%

Hispanic61.7%

Asian1%

Education (25+)

21.6%

32.1%

35%

No HS diploma11.3%

HS diploma21.6%

Some college32.1%

Bachelor's+35%

Housing tenure

76.2%

23.8%

Owner76.2%

Renter23.8%

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

2021 vs 2026

How ZIP 88012 in Las Cruces, NM has changed in 5 years

Income

$53,874 → $69,052

up 28.2%

Population

31,276 → 33,158

up 6.0%

Renter share

21% → 23.8%

+2.8 pts

Bachelor's+

28.4% → 35%

+6.6 pts

Median age

30.3 → 32.3

+2.0 yrs

Census figures show median household income at $69,052 today, compared with $53,874 five years earlier. Census counts show ZIP 88012 in Las Cruces, NM adding about 1,882 residents over the five-year window, up 6.0% on net. The renter share has risen from 21% to 23.8%, with owner-occupied housing accounting for the remainder. Bachelor's-degree-or-higher attainment moved from 28.4% to 35% across the same window.

Community

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Local insights

Tips for renters in ZIP 88012

About renting in ZIP 88012

Last updated: October 17, 2026

ZIP code 88012 covers Las Cruces, NM. The median rent here is $1,765/mo as of October 2026. A 1-bedroom rents for a median of $1,260/mo. A 2-bedroom rents for a median of $1,380/mo.

At 31% of local median household income ($69,052/yr), ZIP 88012 ranks as moderate compared to the national benchmark of 30%. Rents have decreased 0.7% over the past year.

FAQ

Frequently asked questions

How much income do you need to rent in ZIP 88012?

To keep rent at or below 30% of gross income, you would need to earn at least $71,000/year (about $34/hour full-time) to afford the median rent of $1,765/mo in ZIP 88012. The local median household income is $69,052/yr, so the typical household falls short of that bar.

Is rent going up or down in ZIP 88012?

Rent in ZIP 88012 has fallen 0.7% over the past year as of September 2026. It sits 1.5% below its high of $1,792 in March 2026.

How does ZIP 88012 compare to other ZIPs in New Mexico?

ZIP 88012 is one of the pricier among New Mexico ZIP codes for rent, ranking #9 of 36 at $1,765/mo. Over the year to September 2026, rent in ZIP 88012 changed -0.7%, against a typical +3.2% across the 32 New Mexico ZIP codes Zillow tracks.