You love the look of Santa Fe homes, but how do you choose between the soft, sculptural vibe of Pueblo Revival and the crisp lines of Territorial style? Both are iconic here, and each brings its own history, materials, and maintenance needs. If you’re buying, you want to recognize what’s authentic and what affects long-term care. If you’re selling, you want to highlight the features that drive value in this market. In this guide, you’ll learn how to spot each style at a glance, what to expect inside, how upgrades and permits work in Santa Fe, and how to plan a smart purchase or sale. Let’s dive in.

Quick ways to tell them apart

• Look for rounded corners and projecting vigas - that’s classic Pueblo Revival.
• Look for brick coping at parapets and symmetrical sash windows with wood trim - that signals Territorial or Territorial Revival.
• Both use flat roofs and stucco finishes, so trim details and roof edges often decide the call.

Pueblo Revival essentials

Exterior hallmarks

Pueblo Revival draws on Indigenous pueblo architecture and Spanish mission forms, reinterpreted in the 20th century. You’ll see asymmetrical, stepped massing with rounded corners and battered walls. Roofs are flat with parapets, and the silhouette often terraces. Exposed vigas that project through the exterior wall are a strong visual cue, along with canales that drain the roof through the parapet.

Interior character

Interiors usually feature thick walls that create deep window seats, plastered finishes, and wooden beamed ceilings with latillas. You may find kiva fireplaces with rounded forms and nichos set into the walls. The overall effect is warm, organic, and material-forward.

Materials and craftsmanship

Traditionally, walls were built of adobe brick or masonry, finished with earth-toned plaster or stucco. Surfaces are soft and matte, corners are rounded, and ornament tends to be minimal and integral to the structure. Timber elements like carved posts, vigas, and latillas contribute both structure and character.

Maintenance watchpoints

Moisture is the main threat. Make sure canales are clear, flashing is intact, and roof membranes are maintained to protect plaster and the adobe beneath. Cement stucco is less vapor-permeable and can trap moisture against historic adobe, so breathable lime or earthen plasters are often preferred for remediation. Where vigas penetrate exterior walls, check for rot and confirm which beams are structural before making changes.

Territorial style essentials

Exterior hallmarks

Territorial emerged as Anglo-American details were layered onto local building forms during the mid-1800s, with a later Territorial Revival reworking in the 20th century. Massing is more rectilinear and symmetrical than Pueblo forms. You’ll often see flat roofs with parapets capped by brick coping. Windows are vertically oriented and rectangular, commonly double-hung sash with pronounced painted wood trim.

Interior character

Interiors often blend Pueblo massing with Anglo detailing. Expect squared openings, baseboard moldings, and more formally framed rooms. Decorative lintels, pediments, and simple rectangular columns or pilasters can appear in this vocabulary.

Materials and craftsmanship

Walls are typically plastered, but corners are sharper than in Pueblo Revival. Brick accents show up on parapets, chimneys, and around doors, emphasizing geometry and symmetry. Wood trim is more assertive, and fenestration patterns are orderly.

Maintenance tips

As with Pueblo Revival, water management is critical. Inspect parapet coping, drainage, and flashing regularly. If you’re planning upgrades, match the existing trim profiles, muntin patterns, and brick detailing to preserve the Territorial character buyers expect.

Santa Fe rules of the road

Santa Fe has a strong preservation culture. Many neighborhoods fall under historic-district design review, and exterior changes in designated areas are evaluated by the City’s Historic Preservation Division and Design Review Board. Before you budget or design, confirm your property’s status and constraints.

• Verify whether the property is in a historic district, under a conservation easement, or subject to HOA or deed covenants that regulate exterior work.
• For any visible exterior changes or additions, expect some level of review in protected areas.
• Contact the City of Santa Fe Historic Preservation Division early in planning for guidance on approvals and permits. County planning offices can advise for properties outside city limits.

Smart upgrades that respect style

Thoughtful improvements can boost comfort and value without sacrificing character. Plan upgrades with the home’s materials in mind and consult specialists who know adobe and traditional finishes.

Energy and comfort

Thick adobe walls provide thermal mass but modest R-value. Many owners improve performance with interior insulation strategies that are vapor-sensitive and compatible with historic materials. A preservation-savvy contractor or engineer can help you avoid moisture traps.

Windows and doors

If replacements are needed, custom wood or wood-clad double-glazed units that retain original sightlines and muntin profiles tend to be the most sympathetic. In some cases, storm windows are a low-impact alternative that preserves the original sash.

Stucco and plaster

For historic adobe, breathable lime or earthen plasters are often recommended over cement stucco. When remediating, match existing color and texture so repairs disappear visually.

Roof and drainage

Keep canales clear, repair flashing, and maintain roof membranes to protect plaster and adobe. Inspect parapet coping in Territorial homes to ensure it sheds water properly.

Solar and mechanical systems

In historic districts, prominent roof-mounted solar may require review. Where permitted, consider low-profile arrays or ground-mounted systems. Plan HVAC changes so ducts and equipment do not cut into character-defining elements like vigas or thick adobe walls.

Buyer checklist

Use this quick list when touring Pueblo Revival or Territorial homes in Santa Fe:

• Confirm historic-district status, conservation easements, and any neighborhood covenants.
• Ask for documentation of past renovations, including permits and materials used.
• Inspect stucco or plaster type and condition. Note cracking, bulging, or cement stucco applied over adobe.
• Check roof drainage and flashing. Inspect canales and parapet coping.
• Determine whether vigas are structural or decorative, and look for signs of rot where they penetrate walls.
• Evaluate windows for energy performance and appearance. Note original single-pane wood vs later replacements.
• Inquire about foundation or structural reports and any seismic retrofits in older adobe homes.
• Confirm availability of contractors experienced with adobe and traditional plasters.

Seller tips to boost resale

Santa Fe buyers value authenticity. Lean into your home’s character-defining features and document your stewardship.

• Preserve key elements such as vigas, kiva fireplaces, portals, thick plastered walls, and brick parapet details.
• Avoid incompatible modernizations like vinyl windows or bright non-regional exterior colors.
• Focus on functional upgrades that do not diminish visible character, such as insulation, efficient HVAC, and updated kitchens and baths.
• Assemble a packet with permits, contractor receipts, and material specifications, especially for stucco repairs and window work. Buyers appreciate clear documentation and compliance with local guidelines.

Market appeal and value signals

In Santa Fe, style and execution matter. Sensitive preservation and tasteful restoration usually enhance appeal, especially in neighborhoods with strong historic character. Incompatible changes can hurt perceived value and complicate resales where design review applies. Appraisers consider neighborhood character and style compatibility, so the way your home presents in its context can influence pricing and market time.

Architect and cultural context

Modern Pueblo Revival and Territorial Revival vocabularies were shaped in the 20th century, with architects like John Gaw Meem helping standardize what many recognize as Santa Fe style today. Pueblo Revival is regionally rooted, referencing Indigenous and Spanish antecedents. Territorial reflects the Anglo-American adaptations that took hold during the mid-1800s. Understanding that lineage helps you evaluate what feels authentic in each house you tour.

When to call specialists

Older adobe and plaster systems reward the right expertise. Consider bringing in:

• An adobe mason or stucco specialist familiar with lime and earthen plasters
• A historic preservation architect or consultant who knows Santa Fe’s guidelines
• A structural engineer with adobe and earthen masonry experience
• Window specialists who can replicate historic sightlines with high performance
• Local planning staff to confirm review pathways and permits before you start

Incentives and financing notes

If your property is income-producing, there are federal historic rehabilitation tax credits administered through the National Park Service and the State Historic Preservation Office. Availability for private residences is limited. State or local incentives for preservation work can change, and energy-efficiency rebates may be available for qualifying upgrades. Check current programs with the New Mexico Historic Preservation Division, local agencies, or your utility provider.

Putting it all together

Whether you are drawn to the rounded, organic massing of Pueblo Revival or the crisp trim and brick details of Territorial, you can buy and renovate with confidence when you know what to look for. Focus on water management, compatible materials, and preserving visible character. Verify property-specific rules early, and document your work. That approach will help you enjoy your home and support value at resale.

If you want a design-aware, data-informed partner to help you find the right Santa Fe home or prep your property for market, reach out to Adrian Montgomery. Let’s align your lifestyle and investment with a smart plan for this market.

FAQs

How can I spot Pueblo Revival features on a Santa Fe home?

• Look for rounded corners, asymmetrical massing, exposed vigas, canales at the parapet, deep-set openings, and soft, earth-toned plaster.

What defines Territorial or Territorial Revival style in Santa Fe?

• Expect more rectilinear, symmetrical massing, sash windows with pronounced wood trim, brick coping along parapets, and classical details like pediments or pilasters.

Are cement stucco exteriors a problem on historic adobe homes?

• Cement stucco is common but less vapor-permeable, which can trap moisture against adobe and accelerate deterioration. Breathable lime or earthen plasters are often preferred for remediation.

Will exterior renovations require design review in Santa Fe?

• Possibly. Many neighborhoods have historic-district protections and design review. Confirm your property’s status and consult the City of Santa Fe Historic Preservation Division early.

Can I improve insulation and comfort without harming adobe walls?

• Yes. Use interior, vapor-sensitive strategies and work with specialists who understand adobe to avoid moisture issues while boosting performance.