Cimarron

El Paso, TX

Neighborhood Market Analysis

Q3 2025 Report

$465,000 (as of mid-2025)

Median Home Price

Medium (most errands require a car, but parks and some shops are walkable within the development)

Walkability Score

Public schools are rated above average for El Paso, with strong parent involvement and modern facilities.

School Rating

Location Overview

Neighborhood Boundaries

Located on the far Westside of El Paso, below the western slopes of the Franklin Mountains. Major intersections include Paseo del Norte and Resler Dr. The development spans approximately 800 acres.

Zip Codes

79911

Market Data Summary

Price Range$388,000–$1,049,999 for single-family homes; apartments and townhomes available at lower price points

Price per Sq Ft$190–$290/sqft (varies by property age, size, and finish)

Inventory LevelsModerate to low; 16–18 active listings at any given time, with new construction units coming online regularly.

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesTownhomesLuxury estatesApartments (Las Mansiones at Cimarron)

Architectural Styles

Contemporary SouthwestModern ranchSpanish revivalCustom luxury designs

Property Details

Typical Lot Sizes0.15–0.35 acres for single-family homes; larger lots for luxury estates

Home Age Range2008–2025 (majority built after 2015)

Construction QualityHigh; most homes are new or recently built, with energy-efficient features and modern finishes.

Community Profile

Demographics & Lifestyle

Demographics

Predominantly professional families, military personnel, and upwardly mobile individuals. Diverse, with a strong presence of young families and dual-income households.

Community Vibe

Active, upscale, and community-oriented. Residents value outdoor living, safety, and access to amenities.

Typical Residents

Families
Young professionals
Executives
Military families

Family Friendly

Very family-friendly, with parks, trails, and community events.

Amenities & Lifestyle

Parks & Recreation

• Three-acre park with play areas and BMX trail
• 25 acres of parks
• Seven miles of walking/biking trails
• 25 acres of preserved open space

Dining Options

• Local cafes
• Casual dining
• Quick-service restaurants in adjacent commercial areas

Shopping Centers

• On-site commercial space (200 acres planned)
• Nearby West Towne Marketplace

Local Businesses

• Coffee shops
• Boutique fitness studios
• Medical offices
• Professional services

Education & Schools

Public schools are rated above average for El Paso, with strong parent involvement and modern facilities.

Overall School Rating

Elementary Schools

• Canutillo Elementary School
• Sylvia Herrera Elementary (planned/nearby)

Middle Schools

• Canutillo Middle School

High Schools

• Canutillo High School

Private Schools

• El Paso Country Day School (nearby)
• St. Mark's School

Transportation & Accessibility

Transit & Roads

Public Transit

• Sun Metro bus routes (limited coverage)

Major Roads

• Paseo del Norte
• Resler Dr
• Transmountain Rd (Loop 375)

Commute & Walkability

Commute Times15–25 minutes to downtown El Paso; 10–15 minutes to Fort Bliss and UTEP

WalkabilityModerate within Cimarron; car required for most errands outside the community

ParkingAmple; most homes have garages and driveways, with additional street parking.

Marketing Intelligence

Target Buyer Types

Young families
Professionals
Military relocators
Luxury buyers

Key Selling Points

Modern homes with upscale finishes
Master-planned community with parks and trails
Safe, family-friendly environment
Strong appreciation potential

Pricing Considerations

Price competitively within the $400k–$600k range for fastest sales; luxury homes may require longer marketing periods.

Common Objections & Response Strategies

Objection: Ongoing construction and noise in new phases

Response Strategy:

Emphasize long-term value, future amenities, and current quiet in established sections.

Objection: Higher prices compared to older neighborhoods

Response Strategy:

Highlight energy efficiency, modern features, and lower maintenance costs.

Objection: Limited public transit options

Response Strategy:

Focus on quick commutes via major roads and ample parking.

Investment Insights

Investment Potential

Appreciation Potential

Strong; ongoing development and high demand continue to drive price growth.

Rental Demand

High, especially for military and corporate relocations.

Buyer Competition

Moderate to high; new listings often receive multiple offers.

Best For

Move-up buyers
Families seeking new construction
Investors targeting high-end rentals

Potential Concerns

Ongoing construction in some phases
Limited public transit
Higher price point than older Westside neighborhoods

Professional Recommendations

Leverage new construction and builder incentives for buyers.

Emphasize community amenities and lifestyle in marketing.

Stay updated on upcoming commercial and retail openings to highlight future value.

Network with relocation specialists and military liaisons.

Stage homes to maximize light, space, and outdoor appeal.

Competitive Analysis

Comparable Markets

Tierra Grande
Franklin Hills
West Towne

Market Positioning

Premium Westside community for buyers seeking new construction and lifestyle amenities.

Competitive Advantages

Newer homes and infrastructure
Master-planned amenities
Scenic mountain views

Price Comparison

Cimarron is priced above older Westside neighborhoods but below ultra-luxury enclaves; offers superior value for new construction.

Investment Metrics

4.5%–5.5% for single-family rentals (2025 estimates)

Cap Rates

5%–6% gross annual yield for well-located homes

Rental Yields

18–20 (reflects strong owner-occupant demand)

Price-to-Rent

Positive for larger homes and multi-family units; break-even or slightly negative for high-end luxury homes at current prices.

Cash Flow

5%–7% annual appreciation projected through 2027, barring major economic shifts.

Appreciation

Buyer Journey Insights

First-Time Buyers

May be priced out of most homes, but can target smaller townhomes or entry-level units; benefit from new construction warranties.

Move-Up Buyers

Ideal market, with larger homes, modern features, and strong resale value.

Downsizers

Limited options, but some single-story and low-maintenance homes available.

Investors

Attractive for high-end rentals and corporate leases; strong appreciation and rental demand.

Relocators

Popular for military and professionals due to proximity to major employers and schools.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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