If you’ve spent much time driving around Los Alamos getting to and from the homes of friends or maybe just walking your dog, you might have missed taking a tour through Ponderosa Estates. The neighborhood isn’t unlike Los Alamos itself. You have to intend to go there. You deliberately drive to the corner of Diamond Drive and Range Road and make the turn by the fire station and head down and out of sight. Either you’re trying to get to the Guaje Pines Cemetery, you’re headed to Ponderosa Estates, or you are set to leave the map entirely. The terrain is gorgeous. The trees are tall and thick. And in some cases, residents have decks that are perched upon the edge of the map. One step and the forest awaits.

The first homes in Ponderosa Estates were developed in 1993. The original proposal was for 222 single family homes on 111 acres of land. The development was set to take place in 4 phases, each phase being completed before another was set to be started. After 27 years, the next phase is finally in the planning stages. Phase 3 consists of 49 homes proposed to occupy 11.62 acres.

Why So Long?

A good number of residents here in Los Alamos probably assumed that whatever had been built down in Ponderosa Estates was the end of it. Why wouldn’t we have thought this? It’s been going on thirty years since any construction took place in what was originally an area designated for access to forest land used for everything from ATV riding and camping to wood cutting. The answer that has been suggested is the economy. Once phases 1 and 2 were completed, there was less demand for new homes in Los Alamos. The market was variable and development was expensive. There are also several other issues to address, some of which were brought up at a February 26th meeting of the Planning and Zoning Committee.

One thing that isn’t commonly known is that responsibility for maintenance and snow removal on the streets of Ponderosa Estates isn’t a clear cut thing. Theoretically, once all phases of a proposed subdivision are completed, the streets are dedicated to the county and the county then becomes responsible for everything from snow removal to water service and traffic issues. Right now, this is not the case.

Other issues under discussion are possible park or green space areas to give neighborhood children a safe space to play, and of course, traffic. If you’ve ever driven around Ponderosa Estates, one of the first things you notice is the winding and often steep nature of the streets. Some of the driveways themselves are incredibly intimidating to maneuver in bad weather.

The good news though, is that talks are underway regarding the approval of developing a variety of dense residential options to help alleviate some of the housing pinch here in town. The proposal is for phase 3, but that means there’s another phase to come and that’s great news! Not only are they proposing to maximize the number of units in order to provide housing to as many residents as possible, but planners are paying attention to the terrain in relation to aesthetics in order to create an attractive street view to the properties that will really be an asset to the landscape of Los Alamos County.

Ponderosa Estates is just one of several upcoming new construction developments here in Los Alamos. That means even if you’re not ready to sign on the dotted line for your new home right this second, there’s a good chance that when you are, Los Alamos is going to have a home for you. Give me a call and let’s talk Real Estate in Los Alamos! I love to chat with residents whether they’re coming in or going out. We’re all a part of this community and that makes us neighbors in this unique place!