Located 2 miles from downtown Las Cruces, West Side is a mostly industrial area near parks and local businesses. “There are a lot of commercial areas here,” says Cristal Duran, an owner and qualified broker at A-Mountain Realty and lifelong Las Cruces resident. “It’s affordable, and you get that city feel.” Major employers include the Doña Ana County Detention Center, building supply companies and the city’s utilities headquarters. Nearby is the Field of Dreams Sports Complex, which hosts kids’ sports leagues, and Valley Drive, a commercial corridor that’s home to some of the city’s most popular restaurants.
The Rio Grande is a large part of Las Cruces bringing water for the farmers and their crops.
Spotted Dog Brewery, near West Side, offers craft beers in a relaxed, friendly setting.
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Manufactured homes that rarely come on the market
The average home value here is $222,000, compared to $326,000 in Fairacres, the neighborhood just west across the river. Most homes in West Side are manufactured houses set close together in both gated and ungated communities. There are also small pockets of midcentury Pueblo Revival-style houses and 1990s and 2000s ranch-style homes; all have layouts between 800 and 2,000 square feet, with stucco exteriors and either stone walls or chain link fences. No manufactured homes have come on the market in recent years, and only five single-family houses sold between late 2023 and late 2024. Sale prices for those five houses ranged from $180,000 to $280,000, depending on their updates and layouts. Apartments are also found in the neighborhood.
A traditional stucco home in West Side adds character to this diverse neighborhood.
Quiet streets in West Side provide a peaceful retreat near bustling city life.
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Along Picacho and Amador Avenues
Picacho and Amador Avenues are the main roads, leading 2 miles to downtown Las Cruces. Interstate 10 is nearby and leads 47 miles to El Paso. There are no bike lanes, and sidewalks are inconsistent, so locals rely on their cars or the local Roadrunner bus to get around. Three Crosses Regional Hospital is about 3 miles away. Las Cruces International Airport, a general aviation airport that has commercial flights to Albuquerque, is 8 miles away, and El Paso International Airport is a 54-mile trip.
Walmart, located just 2 miles from West Side, provides convenient shopping for all.
Zeffiro's Pizzeria Downtown offers a delicious slice just a short drive from West Side.
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JROTC at Las Cruces High
Local kids can start school at MacArthur Elementary, which earns a C from Niche, and then go to the C-plus-rated Picacho Middle. At the B-rated Las Cruces High, students can join over 15 extracurriculars, including JROTC, where kids learn about the military, participate in local events and compete on teams like the Drill Team and Marksmanship Team.
Las Cruces High School empowers students to succeed in academics and beyond.
Picacho Middle School supports student growth through learning and exploration.
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Barbecue at Ranchway BBQ & Mexican Food
West Side is close to several popular restaurants. Ranchway BBQ & Mexican Food has served mesquite-smoked barbecue here since 1960. “Valley Pizza is really cool,” Duran says. “They have live music on the weekends and a nice outdoor area.” She also recommends Old Mesilla Pastry Café’s The Shed, a colorful brunch spot located in a former laundromat. Shoppers can find a bargain at Peddler’s Pavilion, a flea market that’s only open on weekends, and national retailers like Tractor Supply Company are located on Valley Drive. Save Mart and Family Dollar are nearby grocery options, and Walmart is around 2 miles away.
Grounded Cafe in West Side serves up cozy vibes and delicious local favorites.
Downtown Blues Coffee, just minutes from West Side, brews the perfect cup for any day.
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Youth sports at the Field of Dreams Sports Complex
The Field of Dreams Sports Complex, owned by Las Cruces Public Schools, borders the neighborhood. Here, the football stadium hosts high school games, and both youth and school leagues play on the soccer fields and baseball diamonds. At the 2-acre Hadley Park, kids can run around the fenced-in green space and play on the playground. Nearby, the 5-acre La Llorona Park sits beside the Rio Grande, which only flows in the summer and is a well-known spot for kayaking and tubing. The paved La Llorona Trail, popular for cycling and jogging, follows the river for 5 miles.
Riders raced toward victory at the Las Cruces BMX State Race 2025.
West Side residents show up when their local teams hit the diamond.
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The Las Cruces Chile Drop on New Year’s Eve
With downtown Las Cruces only 2 miles away, residents in West Side are close to some of the city’s popular events. On New Year’s Eve, crowds gather in the Plaza de Las Cruces for the Las Cruces Chile Drop, where an evening of live music and food trucks culminates in the slow drop of an illuminated 19-foot chile pepper to ring in the new year.
Families make lasting memories at the 5th Annual Mesilla Valley Mall Carnival.
The Farmers Markets of Las Cruces offers fresh finds and local flavor.
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Some flooding risk
Some homes here are in a Special Flood Hazard Area, a FEMA-designated high-risk flood zone. Homeowners here may be required to purchase flood insurance and receive special permits for construction projects.
West Side combines industrial spaces with residential pockets, offering city-style living.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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Clean Double wide Mobil Home in downtown Las Cruces off of Picacho avenue.3 bedroom two bath. new floor & paint ready to get in. 1374 S.F, 0.17 Acre Big lot.$169,000 Easy access to stores and schools.not to many like this. call for showing. proof of funds required.
4 bedrooms, 2 3/4 Baths, 2560 sq ft double wide manufactured home built 2002. Includes the 7405 sq ft corner level lot, manufactured home sets on site since new. Refrigerator stays. Kitchen 16'x15', with Island and Eating bar. Formal Dining room with ceiling fan. Vaulted ceilings throughout. Corner Fireplace in Living Room. Home offers a split bedroom floor plan with open concept. Primary Suite
Great commercial lot consist of .5 acres +-. Lot is located with frontage on Motel Blvd. right next to county complex. Access is off of Lake Tahoe Court directly east of new dispatch center. You won't want to miss investment opportunity. Great location! This property address is temporary and not valid for obtaining services.
Attention Hours: 10am - 4pm (Mon-Fri)"Live Small and Enjoy Life". Las Casitas on 17th. Our Management Team is dedicated to meeting and exceeding your expectations therefore providing you with a positive living experience. The Las Casitas maintenance team offers prompt service. Las Casitas is proud to release our new set of Freshly Designed Studios with great colors and modern
Interested in learning more about homes in this neighborhood?
Reach out to
Cassandra Rosales,
an experienced agent in this area.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
3,965
Median Age
32
Population under 18
26.8%
On par with the national average
23.8%
Population over 65
10.4%
Below the national average
19.1%
Finances
Median Household Income
$44,351
Significantly below the national average
$71,702
Average Household Income
$47,949
Education and Workforce
High School Graduates
73.6%
College Graduates
12.6%
Below the national average
34.1%
Advanced Degrees
4.6%
% Population in Labor Force
47.6%
Below the national average
65.1%
Area Factors
Somewhat Bikeable
Bike Score®
47/ 100
Car-Dependent
Walk Score®
19/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
