Overview: Are Short-Term Rentals Allowed in Red River, NM?

Yes. Short-term rentals are explicitly allowed in Red River under the Town’s Short-Term Residential Rental Ordinance. STRs are permitted in specific residential zones (R1A and R3), subject to a mandatory annual STR permit, inspections, posted safety information, and compliance with all Town ordinances. Commercial lodging (hotels, motels, lodges) and bed-and-breakfast establishments are regulated separately and are not covered by this ordinance.

How to Start a Short-Term Rental Business in Red River

• Confirm zoning eligibility: Ensure the property is in an R1A or R3 zone and that STR use is permitted.
• Select a local contact person or manager who lives in or near Red River and can respond to issues within 3 hours (or less). This person must be authorized to address violations.
• Prepare the property for compliance: Install and verify fire safety equipment and post required notices.
• Apply for a Town STR permit (annual, non-transferable) and complete Fire Department and Planning & Zoning inspections.
• Register for business activities with the Town and obtain any required state tax registrations.
• Post all required notices inside the unit (see checklist below).
• Launch marketing and operations; comply with occupancy, noise, and nuisance rules.
• Maintain documentation for inspections and renewals, including records of guest stays and taxes.

Required Documents, Permits, Licenses, and Guidelines

Town of Red River STR Permit

• Annual permit ($100). Issued to the owner or property manager. Permits are non-transferable and terminate if the property changes hands.
• Application must include:
  • Property legal description and address
  • Owner and local manager contact details (name, address, email, phone)
  • Identification of rentable rooms, maximum occupancy (12+), and parking capacity
  • Documentation of Fire Department and Planning & Zoning inspections within the prior 2 years (or request inspections with application)
  • Certification that the owner has read and will comply with the ordinance and all applicable laws
  • Application fee ($100) and fees for required inspections
• Compliance inspections:
  • Valid for biennial (every 2 years), fee $50
  • If the property fails, a correction notice is issued; reinspection fee $40
• Business registration:
  • $35 annually
  • Required if the owner rents, lists, or books the property without a managing agency
  • Not required if the property is rented through a licensed New Mexico Real Estate Commission managing agency/agent
• Renewal:
  • Renewal application required annually
  • Town may investigate complaints for noise, traffic, waste, or disturbances and deny renewal if excessive
  • Late renewal penalty $35 if not renewed within 30 days of the applicable due date
• Termination:
  • Permits terminate upon property transfer
  • Town Administrator may terminate after a hearing if more than three complaints occur within one year; presumption of termination is appropriate; owner may appeal to the Governing Body

State-Level Registrations

• New Mexico Combined Reporting System (CRS) number: Register with the New Mexico Taxation and Revenue Department to collect and remit Gross Receipts Tax (GRT) on lodging.
• Business registration with the New Mexico Secretary of State may be required depending on your business structure.

Safety and Occupancy Documents (Posting Requirements Inside the Unit)

• Copy of the short-term rental permit
• Owner or local manager name and 24/7 phone number
• Maximum number of occupants over age 12 permitted
• 911 address of the property
• Floor diagram accurately showing room arrangements and unobstructed exit routes
• Trash and refuse disposal procedures
• Noise restriction notice (prohibited 11:00 p.m.–7:00 a.m.) and citation warning
• Fire code compliance details and any other Town ordinances relevant to guests

Specific Regulations for Short-Term Rentals (City, County, State)

City (Town of Red River) STR Regulations

• Zoning and Use:
  • STR permitted in R1A and R3 residential zones
  • STR units may not be rented or leased for non-residential purposes except as allowed for home businesses/occupations permitted by the Town
• Occupancy:
  • Maximum two persons age 12+ per bedroom unless otherwise authorized by the permit based on size/configuration
• Safety and Building Standards:
  • All structures must be fully compliant with building and fire safety codes at the time of construction
• Noise and Nuisance:
  • Noise and disturbances outside or emanating from the STR are prohibited from 11:00 p.m. to 7:00 a.m.
  • Applies to all outdoor areas (decks, patios, porches, balconies) and indoor areas with open windows/doors
• Local Contact:
  • Local contact person must be available to respond within 3 hours or less to tenant/neighborhood concerns and is authorized to remedy violations
• Emergency Response:
  • Owner or designated local manager must be available to respond to the property within 12 hours in emergencies or to address ordinance violations for public health/safety/welfare
• Inspections:
  • Planning & Zoning Administrator may inspect for structural defects or non-compliance; may call for certified electrical, plumbing, or mechanical inspections if necessary
  • Fire Department inspections ensure compliance with the International Fire Code
  • Required fire safety features:
    • ABC fire extinguishers mounted at each point of egress, height ≤48 inches; properly inspected and maintained
    • Working smoke alarms in every sleeping room and on every level (basement included), installed per manufacturer instructions, in compliance with the 2015 International Building Code and 2015 International Residential Code
    • Carbon monoxide monitors where required by code
    • Clear, unobstructed path of travel to outside from each sleeping room and living area
• Taxes and Fees:
  • Pay all applicable local, state, and federal taxes including lodgers’ tax and gross receipts tax
  • STR Permit Application: $100 (1-year permit)
  • Compliance inspection: $50 (biennial)
  • Reinspection fee: $40
  • Business Registration: $35 (annually)
  • Transfer/manager change fee: $10
• Records:
  • Owner/operator must make available all records relating to STR operation for Town inspection upon reasonable demand
• Penalties:
  • Fines from $25 to $500, or imprisonment up to 90 days, or both; each day of violation is a separate offense
  • Operating without a required permit: submit application; application fee is doubled

County-Level Regulations

• The provided materials do not include Colfax County-specific STR regulations. Coordinate with the Town of Red River to confirm whether county regulations apply to your property or operations.

State of New Mexico Regulations

• Gross Receipts Tax (GRT):
  • State base rate is approximately 5.0%; local option additions apply
  • STR income is generally subject to GRT; collect from guests and remit monthly to the New Mexico Taxation and Revenue Department
  • Use the Combined Reporting System (CRS) portal for registration and filing
• Lodgers’ Tax:
  • The Town may require proof of lodgers’ tax compliance as part of permit issuance or renewal (e.g., letter of compliance from Taxation and Revenue); verify current Town requirements
• Safety Codes:
  • Building and fire safety must meet International Codes as adopted by the Town (e.g., 2015 International Building Code/International Residential Code for smoke alarms and carbon monoxide detectors)

Taxes and Fees

• Town fees (per ordinance):
  • STR permit application: $100/year
  • Compliance inspection: $50 (biennial)
  • Reinspection: $40
  • Business registration: $35/year
  • Transfer/manager change: $10
• Late Renewal Penalty:
  • $35 if not renewed within 30 days of the due date
• State taxes:
  • GRT on lodging; register for CRS and file monthly
  • Lodgers’ tax: if applicable; confirm Town requirements

Inspection Timeline and Process

• Initial review of permit application: typically within 10 business days
• After review, compliance inspections conducted by Town staff within 30 days
• If not in conformance, correction notice is issued; a reinspection fee applies
• Permits renewed annually with the same inspection framework and complaint review

Operational Requirements Checklist

• Valid Town STR permit displayed (renew annually)
• Business registration (if self-managed)
• Posted notice inside the unit: permit, contact info, occupancy limits, address, floor plan/exits, trash procedures, noise restrictions, citation warnings
• Local contact person available within 3 hours
• Emergency contact/response within 12 hours
• Safety equipment in place and functional
• GRT and any applicable lodgers’ tax filings up to date

Contact Information (Red River STR Authority and Related Agencies)

Town of Red River (Official STR Authority)

• Address: 100 East Main Street, Red River, NM 87558
• Mailing: P.O. Box 1020, Red River, NM 87558
• Phone: (575) 754-2277
• General Email: info@redrivernm.gov
• Planning & Zoning Administrator: Dina Coleman — Phone: (575) 754-2277 ext. 201 — Email: dcoleman@redrivernm.gov
• Town Administrator: Georgiana Rael — Phone: (575) 754-2277 ext. 203

New Mexico Taxation and Revenue Department

• Business Registration/CRS Support: (505) 827-0825
• CRS Help Line: (866) 285-2996
• Website: tax.newmexico.gov

Key Differences from Other New Mexico Mountain Towns (Context)

• Red River’s STR ordinance explicitly allows STRs in designated residential zones with a clear permit and inspection pathway, without the heavy caps or high fees found in larger resort cities like Santa Fe.
• Compared to Taos and Ruidoso, Red River’s process is straightforward and emphasizes local contact availability and safety inspections.
• Angel Fire currently exhibits more limited municipal STR oversight; Red River’s framework is more structured to balance tourism with neighborhood livability.

Source Links

• Town of Red River Short-Term Rental Ordinance 2022-01 (Draft/Update PDF): webgen1files1.revize.com/townofredrivernm/Document%20Center/Agenda%20Minutes/Town%20Council%20Agendas%20&%20Packets/2022/Short%20term%20rental%20ordinance%202022-01%20Draft%20update.pdf
• Swan Realty Blog – Red River STR Ordinance Explained (Mar 8, 2023): www.swanrealtyinc.com/blog/red-river-short-term-vacation-rental-ordinance-explained/
• The Offer Sheet – Red River NM Short Term Rental Regulations (2025): local.theoffersheet.com/legal/red-river-nm/

Notes

• The Town’s ordinance framework defines “short-term residential rental” as renting one or more dwelling units for overnight lodging for a period of not less than one night and not more than 30 consecutive days to the same person or persons.
• Bed-and-breakfasts, hotels, motels, lodges, and condominiums are regulated under different Town provisions and are not covered by this STR ordinance.
• Always confirm current requirements, fees, and local tax obligations with the Town of Red River before acquiring or operating an STR.