Taos Real Estate Intelligence Report

The Taos County residential market remains buyer-favoring, but this week’s data shows a slightly better rolling absorption read than last week while new listing pressure increased sharply. The weekly activity view recorded 5 total property closings: 4 residential sales and 1 multi-use closing, with no land or commercial closings recorded for the week. Countywide active residential inventory moved down to 458 listings, while months of supply improved modestly to 14.3 as the corrected four-week residential closing count moved to 32.

The biggest weekly change is not the closing count. It is the surge in new listings. Taos County added 62 new listings this week, up from 44 last week, while price adjustments also rose to 39. That combination shows that supply is still actively entering the market and sellers are continuing to recalibrate. Buyers still have leverage across much of the county, even though rolling absorption improved slightly.

Taos County remains a high-supply, buyer-favoring residential market. This week’s report shows a mixed structure: weekly closed activity improved from 2 total closings to 5, and corrected rolling residential closings edged up from 31 to 32, but new listing activity rose sharply and active inventory continued to age.

Countywide months of supply improved from 14.9 to 14.3, helped by slightly lower active residential inventory and one additional corrected four-week residential closing. That is an improvement, but it does not change the broad classification of the market. At 14.3 months of supply, the county still has far more active inventory than current sales pace can quickly absorb.

The internal split remains clear. Core county remains the stronger residential segment, with 256 active listings, 24 corrected four-week sales, and 10.7 months of supply. Resort-market supply remains much slower, with 202 active listings, 8 corrected four-week sales, and 25.3 months of supply. The resort market improved only slightly from last week and continues to be the main residential drag on the countywide absorption picture.

Weekly residential pricing moved lower, with the median sale price falling from $475,000 to $352,650. That needs careful framing because this week’s residential pricing is based on only 4 sales. The weekly range was $290,000 to $589,000, which means this week’s closings were concentrated in the lower and middle parts of the market. The rolling four-week median also moved lower, from $435,000 to $400,150, suggesting the broader closing mix also shifted downward.

Land remains the most oversupplied segment in the county. Active land inventory stands at 703 listings, with the largest concentration still in lower-price, smaller-acreage parcels. No land sales appeared in this week’s closed activity view, and the land inventory base increased slightly, reinforcing the structural oversupply read.

Closed Sales (All Classes): 5

Closed Sales (Residential): 4

Closed Sales (Land): 0

New Listings: 62

Pending Contracts (Under Contract): 64

Total Pending Inventory (All Classes): 176

Price Adjustments: 39

Expired Listings: 7

4-Week Residential Closings: 32

Active Residential Listings: 458

Months of Supply: 14.3

The headline read this week is modestly better absorption, but with heavier incoming supply pressure. Active residential inventory moved lower and rolling closings ticked up, yet 62 new listings and 39 price adjustments show that sellers are still entering and correcting into a buyer-favoring market.

Countywide Market Supply

Active Listings: 458

4-Week Sales: 32

Months of Supply: 14.3

Core County Market Supply

Active Listings: 256

Median Active Price: $549,000

Average DOM: 237.8

Median DOM: 192

4-Week Residential Sales: 24

Months of Supply: 10.7

Resort Market Supply

Active Listings: 202

Median Active Price: $531,500

Average DOM: 284.2

Median DOM: 234

4-Week Residential Sales: 8

Months of Supply: 25.3

The core county remains the more functional residential segment. Core months of supply improved from 11.2 to 10.7, with active inventory nearly unchanged and corrected four-week sales rising slightly. Resort-market supply improved only marginally, from 25.8 to 25.3 months, and remains deeply buyer-favoring. Countywide supply improved on paper, but the market is still defined by a split between a selective core market and a much slower resort market.

• Weekly closed activity improved from last week, with 5 total property closings, including 4 residential sales and 1 multi-use closing.

• Corrected rolling residential activity improved slightly, moving from 31 to 32 closings over the four-week window.

• Countywide months of supply improved from 14.9 to 14.3, but remains buyer-favoring.

• New listings rose sharply to 62, making incoming supply pressure one of the clearest signals this week.

• Core county remains stronger than the resort market, with 10.7 months of supply versus 25.3 months.

• Resort-market supply remains extremely elevated even after a small improvement.

• Weekly residential pricing moved lower, with a median sale price of $352,650 based on 4 residential sales.

• Rolling residential pricing also moved lower, with the four-week median sale price falling to $400,150.

• Only 19.4% of active residential inventory has been on the market less than 90 days, down from 20.1% last week, showing that the active inventory pool continues to age.

• Price adjustments increased from 34 to 39, while expired listings fell from 15 to 7, suggesting sellers are correcting price more than failing outright this week.

• The median list-to-sale ratio was 93.94% across 861 sampled residential sales, which continues to support the read that negotiation remains present.

This week recorded 5 total property closings: 4 residential home sales and 1 multi-use closing. No land or commercial closings appeared in the weekly activity view.

The market added 62 new listings, showed 64 under-contract listings in the current weekly snapshot, posted 39 price adjustments, and recorded 7 expired listings. Compared with last week, weekly closings improved, new listings rose sharply, pending contracts eased slightly, price adjustments increased, and expired listings fell. That mix points to a market with more incoming supply, continued seller repricing, and only modest improvement in closed activity.

Closed Sales (Residential): 4

Closed Sales (All Classes): 5

New Listings: 62

Pending Contracts (Under Contract): 64

Total Pending Inventory (All Classes): 176

Price Adjustments: 39

Expired Listings: 7

Pending activity represents the current pipeline of listings under contract, not a measure of new weekly demand.

Under Contract (weekly snapshot): 64

Total Pending Inventory (all classes): 176

The pending pipeline remains substantial, with 64 listings under contract in the weekly view and 176 total pending listings across all classes. These figures are useful as a forward activity signal, but they are not guaranteed closings. Contracts still have to move through inspection, financing, appraisal, title, and closing. This week’s total pending inventory rose even as the weekly under-contract count eased, so the pipeline remains meaningful but not enough by itself to erase the high-supply structure.

Residential Sales This Week: 4

Median Sale Price: $352,650

Average Sale Price: $396,075

Weekly Price Range: $290,000 – $589,000

Median Days on Market: 92

Average Days on Market: 103.5

This week’s residential pricing is based on 4 sales, so the weekly median and average remain sample-sensitive. The median sale price moved lower from $475,000 to $352,650, while the average moved lower from $475,000 to $396,075. That does not prove a countywide price decline by itself, but it does show that this week’s closed residential activity was concentrated in a lower price range than last week.

Days on market improved from last week’s very high reading. Median DOM fell from 233 to 92, and average DOM moved down to 103.5. That is a healthier weekly DOM profile, but it is still not a fast-market reading. The homes that closed this week were not all fresh listings, and the broader active inventory base continues to age.

Total Residential Closings (4 Weeks): 32

4-Week Median Sale Price: $400,150

4-Week Average Sale Price: $475,366

4-Week Median Days on Market: 66

4-Week Average Days on Market: 129.5

The corrected four-week view improved slightly on transaction count, but weakened on pricing mix. Residential closings moved from 31 to 32 over the rolling window, which helped countywide months of supply move lower from 14.9 to 14.3. This is a modest absorption improvement, not a major tightening.

Rolling pricing moved lower, with the four-week median falling from $435,000 to $400,150 and the four-week average falling from $524,194 to $475,366. Rolling DOM moved higher, with median DOM rising from 61 to 66 and average DOM rising from 109.5 to 129.5. That combination suggests that more homes are closing than last week’s rolling window, but the closing mix is lower-priced and somewhat older. The market is still working, but the leverage picture remains with buyers.

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Active Residential Listings: 256

Listings Above $500,000: 139

Listings Below $400,000: 86

Median Active List Price: $549,000

Average Active Days on Market: 237.8

Median Active Days on Market: 192

Core county remains the stronger residential segment, with 24 corrected four-week residential sales against 256 active listings. Months of supply improved from 11.2 to 10.7. That is still buyer-favoring, but it is a more functional structure than the resort market. The caution is inventory age: average active DOM moved higher again, and only 19.1% of core active inventory is under 90 days on market.

Two- and three-bedroom homes still make up the center of the core inventory base, with 94 active 2-bedroom homes and 96 active 3-bedroom homes. The core market remains broad rather than concentrated in one simple price lane, with meaningful inventory below $400K and a substantial upper-end stack above $1M.

The best core absorption signals are now in the $600K–$699K and $800K–$899K bands, both at 5.3 months of supply. The $300K–$399K band also improved to 7.3 months of supply, making it one of the more active core segments this week. That is a change from last week’s pattern, where some lower and middle bands were slower.

The weak points remain clear. The $700K–$799K band sits at 12.0 months, the $900K–$999K band sits at 15.0 months, and the $1M-plus core bands show no current four-week clearing signal. Core county is still the stronger part of the residential market, but it is price-band dependent and not broadly tight.

The tightest calculated core-county bands are $600K–$699K and $800K–$899K, each at 5.3 months of supply. The $300K–$399K band also looks more active this week at 7.3 months, while the $500K–$599K band sits at 8.7 months.

Several core bands remain slower. Under $300K and $400K–$499K both remain above 10 months of supply, while $700K–$799K and $900K–$999K are slower still. The $1M–$1.49M and $1.5M-plus bands recorded no sales in the rolling window, so months of supply is not calculated for those bands. The core market improved modestly, but the improvement is concentrated rather than universal.

Active Residential Listings: 202

Listings Above $500,000: 102

Listings Below $400,000: 83

Median Active List Price: $531,500

Average Active Days on Market: 284.2

Median Active Days on Market: 234

The resort markets remain much slower than the core county. Active inventory moved down from 206 to 202, but corrected four-week residential sales held at 8. Months of supply improved only slightly, from 25.8 to 25.3. That is still a deeply buyer-favoring reading. Resort inventory is also older, with average active DOM at 284.2 and median active DOM at 234.

The resort market remains older, slower, and more selective than the core county. The largest inventory concentration is still under $300K, with 56 active listings, and that band remains heavily weighted toward 1- and 2-bedroom properties. Even so, the under-$300K resort band carries 14.0 months of supply.

The resort market does not currently show broad strength in the middle or upper-middle bands. The $500K–$599K, $600K–$699K, $700K–$799K, $800K–$899K, $900K–$999K, and $1.5M-plus bands all show no current four-week clearing signal. The $1M–$1.49M band has 12.0 months of supply, but that is based on only 1 rolling sale, so it should be treated as a thin signal.

The practical read is that resort-market demand is present but narrow. The market still has meaningful active inventory across multiple price bands, but few segments are clearing with enough consistency to reduce buyer leverage.

The resort market still does not show a clearly tight price band. The best calculated readings remain elevated: $1M–$1.49M at 12.0 months, $300K–$399K at 13.5 months, and under $300K at 14.0 months.

Several bands have no current four-week clearing signal at all, including much of the middle and upper resort inventory stack. That is the key structure. Resort inventory is not just high; it is clearing unevenly and slowly. The resort side remains the clearest residential source of countywide supply drag.

Active Residential Listings: 458

Listings Above $500,000: 241

Listings Below $400,000: 169

Median Active List Price: $545,000

Average Active Days on Market: 258.4

Median Active Days on Market: 203

Countywide residential inventory moved down from 463 to 458 active listings, but the inventory age problem continued to worsen. Average active DOM increased to 258.4, and median active DOM rose to 203. The market is carrying slightly fewer active listings, but the remaining inventory is older. That keeps buyer leverage in place even with a modest improvement in rolling absorption.

Approximately 19.4% of active residential inventory has been on the market less than 90 days. That means more than four out of five active residential listings are longer-exposed supply. The fresh-inventory share fell again this week, and the 365-plus-day bucket increased to 80 listings. The market is active, but the inventory base remains heavily aged.

Active Land Listings: 703

Land remains the most supply-heavy segment in Taos County. Active land inventory increased slightly to 703 listings, and this week’s closed activity view showed no land closings. The acreage and price-band structure remains concentrated in lower-price, smaller-acreage parcels, especially under $200K and in the 1–5 acre bucket.

The dominant land price band remains Under $50K, with 200 active listings. The dominant acreage bucket remains 1–5 acres, with 323 active listings. Sub-$300K land accounts for 600 active listings, which shows how heavily the land market remains weighted toward lower-price inventory.

The land market remains structurally oversupplied. Selected land months-of-supply signals reinforce that point:

• Under $50K total band: 50.0 months supply

• $50K–$74,999 total band: 25.5 months supply

• $75K–$99,999 total band: 25.3 months supply

• $100K–$199,999 total band: 35.8 months supply

• $200K–$299,999 total band: no current broad clearing signal despite 79 active listings

There was no weekly land closing activity in this week’s closed view, active land inventory rose to 703, and the largest inventory concentrations remain in lower-price, smaller-acreage parcels. Land remains the clearest structural oversupply segment in the county.

Weekly activity reflects the available report-week activity view. Rolling trend and months-of-supply figures are close-date adjusted as later all-sold data backfills into the historical record.

Withdrawn activity was not included in this week’s public activity summary.

Taos County remains a buyer-favoring market. This week’s report shows modestly better rolling absorption, but also a sharper supply-pressure signal.

The weekly closing count improved to 5 total closings, including 4 residential sales and 1 multi-use closing. The corrected rolling four-week view also improved slightly, moving from 31 residential closings last week to 32 this week. With active residential inventory moving down to 458, countywide months of supply improved to 14.3.

The internal market shifted this week:

• core county remains the stronger segment and improved modestly from 11.2 to 10.7 months of supply

• resort-market supply improved only slightly, from 25.8 to 25.3 months, and remains deeply buyer-favoring

• weekly residential pricing moved lower, with 4 sales concentrated between $290,000 and $589,000

• rolling pricing also moved lower, suggesting a lower-priced closing mix across the four-week window

• active inventory age worsened again, with only 19.4% of listings under 90 days on market

• new listings surged to 62, creating a clear incoming supply signal

• price adjustments increased to 39, showing continued seller recalibration

• land remains deeply oversupplied, with 703 active listings and no weekly land closings

The practical read is straightforward: absorption improved slightly, but not enough to overcome the broader supply structure. Buyers still have leverage because inventory is deep, aging, and still being replenished by new listings. Sellers can still transact, especially in the better-moving core price bands, but this is not a market where pricing can get ahead of condition, location, or buyer demand.

How many homes sold in Taos County this week?

4 residential homes sold in Taos County this week. The weekly activity view showed 5 total closings across all classes, including 4 residential sales and 1 multi-use closing. No land or commercial closings were recorded in this week’s activity view.

What is the median home sale price in Taos County?

The median residential sale price this week was $352,650, based on 4 residential sales. Because the weekly sample is small, this number should be viewed alongside the corrected 4-week rolling median of $400,150.

Is the Taos real estate market favoring buyers or sellers right now?

The Taos market is still buyer-favoring overall. Countywide residential supply stands at 14.3 months, with 458 active residential listings. Some core-county price bands are moving better than the headline suggests, but the countywide market still has more inventory than current demand can quickly absorb.

How much housing inventory is available in Taos County?

There are 458 active residential listings in Taos County. Of those, 241 are listed above $500,000 and 169 are listed below $400,000. The median active list price is $545,000.

What does months of supply mean?

Months of supply estimates how long it would take to sell the current active inventory at the current pace of sales. Taos County has 14.3 months of residential supply, which indicates buyer leverage countywide even though some specific price bands are moving faster.

How are core county and resort markets different?

The core county market is clearing faster than the resort market. Core county has 256 active residential listings and 10.7 months of supply. Resort markets have 202 active residential listings and 25.3 months of supply, making the resort side much slower this week.

What is happening in the Taos land market?

The land market remains structurally oversupplied, with 703 active listings. The largest land concentration is in the Under $50K price band, and the largest acreage bucket is 1–5 acres. No land closings appeared in this week’s closed activity view.

Why did new listings matter this week?

New listings rose to 62 this week, up from 44 last week. That matters because it shows more supply entering the market even as existing active inventory remains older. More incoming supply can preserve buyer leverage unless absorption strengthens enough to keep pace.

Why do weekly sales and rolling four-week sales differ?

Weekly sales show what closed in the current report-week activity view. Rolling four-week sales use close-date history across a broader window, so later broker-reported sales can be assigned back to their actual closing weeks. The rolling view is better for market pace.

Chad Belvill

Associate Broker • Dreamcatcher Real Estate Co. Inc.

515 Gusdorf Rd Suite 6, Taos, NM 87571

575-779-3612 (C) • 575-758-3606 (O)

Chad@exclusivetaos.com

NM Real Estate License #REC-2024-0150

HomeHeading Intelligence • exclusivetaos.com