Cimarron Canyon

Is Cimarron Canyon the Best West Side Location in El Paso?

We're exploring what might be the nicest housing development on El Paso's west side: Cimarron Canyon. The homes are absolutely stunning, but it's not just the homes-the scenery is equally amazing, with the Franklin Mountains as a backdrop.

The Location and Development

Cimarron Canyon is a beautiful area on the west side, just south of Trans Mountain, off a road called Wrestler. This isn't a huge development yet. We're talking about 100 to 200 homes, more or less, but it's rapidly expanding. Hunt, a large property development company, owns the land and is putting in all the infrastructure-water, sewer, electric, and gas lines. Once infrastructure is ready, Hunt sells prepared lots to builders, who then must build homes on them. You can't buy a lot in Cimarron Canyon; once a builder purchases one, they must develop it into a home.

The HOA is only $250 per year. That gets you access to a lovely park where they show movies for families, and the HOA maintains the landscaping and grounds. The area won't sprawl infinitely because eventually it will butt into the Franklin Mountains, which keeps the community tight and contained.

Amenities and Recreation

Cimarron Canyon's location is incredibly convenient for walkable amenities. Recently, the Canyons at Cimarron area has really blown up with great bars, restaurants, and higher-end services. There's even a brand new climbing gym called Sessions Banks. The best part is that all of this is an easy walk from the residential area-a real slam dunk for walkability, which isn't something you get much of in El Paso.

Residents are close to I-10 or Highway 375, so you have multiple ways to access the area and avoid traffic, which generally isn't bad around Cimarron Canyon anyway.

Pricing and Home Details

Let's look at some recent transactions. We've got four homes that are currently pending-under contract-that show the range of pricing:

Under Contract Homes: - 7476 Cimarron Canyon Drive: Listed at $395,000. Four bed, two bath, 1,844 square feet. That's $214 per square foot. New build by Palo Verde. - 1760 Showdown Court: Listed at $423,000. Four bed, two bath, 2,467 square feet. That's $252 per square foot. New home by Deal to Deal. - 7447 Cimarron Gap Drive: Listed at $424,000. Three bed, two bath, 2,124 square feet. That's $199 per square foot. New build by classic builder. - 1752 Mule Shoe Drive: Listed at $421,000. Four bed, two bath, 1,954 square feet. That's $215 per square foot. New build by Palo Verde.

You can see that these new homes range from about $199 to $252 per square foot.

Currently Active Listings:

There are also some stunning custom homes on the market right now. One custom home on Cimarron Canyon Drive is listed for $810,000. It's a four bed, two bath with 2,726 square feet, which comes to $297 per square foot. Built in 2020, this home showcases custom features that justify the higher price point.

Another active listing at 1763 Showdown Court is priced at $830,000. This new build by MA Builders offers four bedrooms, three bathrooms, and 2,835 square feet-just under $300 per square foot.

There are also lots available where builders intend to construct homes. For example, 7295 Bobcat Hollow Drive is essentially a lot where Palo Verde plans to build a four bed, two bath home with 2,300 square feet, listed at $214 per square foot. The home will probably take another six months to complete.

Appreciation and Equity Growth

If you're curious about the investment potential, consider these examples from the last couple of years. Keep in mind that appreciation from 2020-2021 has been in double digits across the country, so this won't be typical going forward.

1754 Side Saddle Drive is currently listed at $475,000. It's a four bed, two bath with 2,118 square feet at $224 per square foot. This home sold on December 31st, 2019 for $300,000. In just two years and eight months, the price has increased by $155,000. While they did add solar, which adds some value, that's substantial equity growth in a very short time.

Another example: Mule Team Drive sold in August 2020 for $420,000, then sold again in January 2022 for $545,000. That's a $125,000 price increase in just 17 months.

Is It the Best West Side Location?

So is Cimarron Canyon the best housing development on the west side of El Paso? It certainly has a lot going for it. The location is beautiful, surrounded by the Franklin Mountains. It's conveniently accessible from both I-10 and Highway 375, so you can avoid traffic. The homes are beautiful and new. The walkability to restaurants, bars, and gyms is excellent.

But "best" is subjective. Some might argue that other areas are equally or more appealing. The Upper Valley is pretty awesome. Franklin Hills is a great area. Coronado Country Club is excellent. Even Kern, though slightly more central, is very nice. What you consider the best really depends on what you're looking for.

We're curious about your thoughts. What other locations, neighborhoods, or areas do you think are the best on the west side? If you're looking to buy or sell a home in Cimarron Canyon or anywhere else in El Paso, reach out to us at Peña El Paso Realty Group.