South Valley & Border Communities

I-10 South

The southern stretch of the Mesilla Valley toward the Texas border, where Dona Ana County meets El Paso County. This corridor includes Sunland Park (pop. ~17,000) and Anthony — incorporated cities with cross-border commercial activity — and the growing Santa Teresa industrial port of entry. Also includes Chaparral (pop. ~16,600), a large CDP southeast of Las Cruces near the TX border.

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Communities

8 communities in South Border.

AnthonyNewest NM CityGadsden ISD HQLa Vina WineryI-10 Border Crossing
~$225Kestimated median · 2026
NM's Newest Border City on I-10 (Incorporated 2010)
Anthony is one of New Mexico's newest cities, incorporated in 2010, straddling the Texas border on I-10. It anchors the Gadsden Independent Schools district headquarters and offers borderland dining culture, La Vina winery access along the Rio Grande, and a 20-minute commute to El Paso.
Schools
Gadsden Independent Schools (B-)
Grocery
Lowe's Supermarkets-Anthony, Walmart Neighborhood Market, S & B Grocery (Mexican products, homemade tortillas), Pepper's Supermarket
Parks
Anthony Gap Northern Pass Loop Trail (5.0 mi, 866 ft elevation gain, 4.5 stars), Dos Lagos development (107-acre master-planned park with multi-use trail)
BerinoI-10 CorridorAgricultural VillageAffordable HousingMesilla Valley
~$143Kdetached house mean · 2023
Small Farm Village on the I-10 Corridor
Berino is a small agricultural community along I-10, midway between Las Cruces and Anthony. With a mix of site-built homes and manufactured housing, it offers some of the most affordable options in the metro. The Tierra Del Sol Housing Corporation is actively expanding subdivisions in the area.
Schools
Gadsden Independent Schools (B-)
Grocery
Berino Mini Mart (serves Berino, Anthony, Chamberino, Vado, Mesquite, La Mesa, San Miguel), Anthony grocery stores (~5 min south), Las Cruces grocery stores (~22 min north)
Parks
Agricultural landscape with pecan orchards, Rio Grande valley corridor
ChaparralDesert Mesa LivingEl Paso CommuterFort Bliss AdjacentAffordable Homesteads
~$256Kmedian home price · 2025
Affordable Desert Mesa Near Fort Bliss
Chaparral is the Las Cruces metro's easternmost outpost -- a 16,600-person CDP perched on the desert mesa east of the Franklin Mountains. Oriented toward El Paso (20 min) rather than Las Cruces (46 min), it offers some of the metro's most affordable housing with a median around $256K for site-built homes.
Schools
Gadsden Independent Schools (B-)
Grocery
Stires grocery store (local), Dollar General, Walmart Supercenter (~20 min in Anthony), Full El Paso retail access (~20 min)
Parks
Desert wilderness exploration in immediate area, Organ Mountains-Desert Peaks National Monument (~40 min drive)
La UnionHistoric Pueblo HeritageRio Grande FarmlandVillage CharacterMid-1800s Roots
~$150Kestimated median · 2025
Twin Pueblos United Along the Rio Grande
La Union is one of the Mesilla Valley's oldest settlements, born from the merging of two pueblos in the mid-1800s. This tiny community of under 1,000 residents maintains its agricultural heritage along the Rio Grande, with pecan orchards and farmland defining the landscape.
Schools
Gadsden Independent Schools (B-)
Grocery
Anthony grocery stores (~5 min south), Las Cruces grocery stores (~30 min north)
Parks
Rio Grande corridor agricultural riparian landscape, Franklin Mountains State Park (~25 min in El Paso)
MesquiteClosest to Las CrucesRio Grande VillageDeep AffordabilityAgricultural Heritage
~$120Kmedian home price · 2025
South Valley's Closest Village to Las Cruces
Mesquite is the south valley's closest community to Las Cruces -- just 15 minutes from downtown. This tiny Rio Grande village of under 1,000 residents sits along the east bank of the river, surrounded by agricultural land. With a median home price around $120K, it offers deep affordability in a rural setting.
Schools
Gadsden Independent Schools / Las Cruces Public Schools (B-)
Grocery
Berino Mini Mart (serves the south valley corridor), Las Cruces grocery stores (~15 min north)
Parks
Rio Grande corridor riparian environment, Agricultural landscape with pecan orchards
Santa TeresaPort of EntryIndustrial Growth HubLee Trevino GolfWar Eagles Museum
~$330Kmedian home price · 2026
Industrial Port & Lee Trevino Golf Courses
Santa Teresa is the Las Cruces metro's industrial engine -- home to a port of entry processing $27B+ in annual cross-border trade, with a $2B transformation underway. Golf courses designed by Lee Trevino and the War Eagles Air Museum offer recreation, while new logistics parks and a 4,700-unit residential project signal rapid growth.
Schools
Gadsden Independent Schools (B-)
Grocery
Rio Grande Supermarket, Dollar General, Walmart Neighborhood Market (~10-15 min in Sunland Park), Full El Paso retail access (~20 min)
Parks
Santa Teresa Country Club (two 18-hole Lee Trevino-designed golf courses, tennis, swimming), War Eagles Air Museum (restored WWII aircraft collection at Dona Ana County Airport)
Sunland ParkSunland Park RacetrackMt. Cristo ReyTri-Border CityArdovino's
~$350Kmedian home price · 2026
Tri-Border City with Racetrack & Destination Dining
Sunland Park sits at the convergence of New Mexico, Texas, and Chihuahua -- a tri-border city with destination dining, horse racing, and a $350M+ residential development pipeline. Mt. Cristo Rey offers panoramic views of three states and two countries, while Ardovino's Desert Crossing anchors a growing culinary scene.
Schools
Gadsden Independent Schools (B-)
Grocery
Mercedes Grocery Store (3875 McNutt Rd), Sunland Park Grocery (2167 McNutt), Family Dollar (1673 McNutt Rd), Walmart Supercenter (nearby), Costco (El Paso)
Parks
Mt. Cristo Rey (iconic 29-ft statue of Christ; hiking trail with views of three states and two countries), Rio Grande Trail Phase 1 (5-mile stretch from Racetrack Dr to Country Club Rd)
VadoI-10 CorridorAgricultural HeritageRio Grande ValleyAffordable Rural
~$108Kmedian property value · 2023
Affordable Rio Grande Farming Community
Vado is a quiet agricultural community along I-10, offering the closest south-valley living to Las Cruces at just 20 minutes from downtown. With a median property value around $108K, it provides some of the most affordable housing in the metro alongside a rural Rio Grande corridor setting.
Schools
Gadsden Independent Schools (B-)
Grocery
Las Cruces grocery stores (~20 min north), Anthony grocery stores (~10 min south)
Parks
Rio Grande corridor riparian environment, Las Cruces parks and trails (~20 min north)
Compare

Community Comparison

AnthonyBerinoChaparralLa UnionMesquiteSanta TeresaSunland ParkVado
Median Home~$225K
Very small market with limited listings; verify with local agents		~$143K
Mix of manufactured homes and site-built; detached house mean ~$143K; mobile home mean ~$53K		~$256K
Includes manufactured homes and undeveloped lots; single-family median ~$256K		~$150K
Too small a market for reliable median data; very few listings available		~$120K
Very small market; limited listings		~$330K
Redfin median sale $314K June 2025; Movoto median list $346K March 2026; down 6.3% YoY		~$350K
Zillow list ~$389K, Redfin sale ~$320K; wide spread due to new construction		~$108K
Very small market; limited listings; declined from $121K in 2022
Commute (Off-Peak)~27 min
Rush: ~30-35 min		~22-25 min~46 min
Rush: ~50-55 min		~30-35 min~15-18 min
Rush: ~20 min		~43-46 min
Rush: ~50-55 min		~44-47 min
Rush: ~50-55 min		~20 min
Rush: ~25 min
Rail TransitSCRTD Red Line
Las Cruces MVITT to Anthony Transfer Center		SCRTD corridor service
Limited service		SCRTD Turquoise Line
Anthony Transfer Center to El Paso Northgate via Chaparral		SCRTD corridor service
Limited stops		SCRTD corridor service
Limited service		SCRTD via Sunland Park connections
Limited; car-dependent community		SCRTD Purple Line
Anthony Transfer Center to Sunland Park City Hall		SCRTD Red Line
Passes through corridor; limited service
School DistrictGadsden Independent Schools (B-)Gadsden Independent Schools (B-)Gadsden Independent Schools (B-)Gadsden Independent Schools (B-)Gadsden Independent Schools / Las Cruces Public Schools (B-)Gadsden Independent Schools (B-)Gadsden Independent Schools (B-)Gadsden Independent Schools (B-)
Top High SchoolDistrict headquarters in Anthony
District serves area
Chaparral Elementary (above average, 429 students, 12:1)
La Union Elementary School
District depends on exact address
Santa Teresa High School (C+, GreatSchools 7/10, 1,177 students, 17:1)
Desert View Elementary (above average, 493 students, 14:1)
District serves area
Signature ParkAnthony Gap Northern Pass Loop Trail (5.0 mi, 866 ft elevation gain, 4.5 stars)Agricultural landscape with pecan orchardsDesert wilderness exploration in immediate areaRio Grande corridor agricultural riparian landscapeRio Grande corridor riparian environmentSanta Teresa Country Club (two 18-hole Lee Trevino-designed golf courses, tennis, swimming)Mt. Cristo Rey (iconic 29-ft statue of Christ; hiking trail with views of three states and two countries)Rio Grande corridor riparian environment
VibeNM's Newest Border City on I-10 (Incorporated 2010)Small Farm Village on the I-10 CorridorAffordable Desert Mesa Near Fort BlissTwin Pueblos United Along the Rio GrandeSouth Valley's Closest Village to Las CrucesIndustrial Port & Lee Trevino Golf CoursesTri-Border City with Racetrack & Destination DiningAffordable Rio Grande Farming Community
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