Taos Real Estate Intelligence Report

The Taos County residential market remains buyer-favoring overall, but this week’s data shows a stronger closing week and improved rolling absorption. The weekly activity view recorded 13 total property closings, all residential, with no land, commercial, or multi-use closings recorded for the week. Countywide active residential inventory moved down slightly to 456 listings, while months of supply improved to 12.7 as the corrected four-week residential closing count rose to 36.

The clearest change this week is transaction pace. Weekly residential closings increased from 4 to 13, and the corrected four-week residential closing count rose from 32 to 36. That improved absorption, especially in the core county market. Even so, the market is not tight countywide. Active inventory remains deep, the median active days on market rose to 210, and only 16.7% of active residential inventory has been on the market less than 90 days. Buyers still have leverage, but the best-positioned listings are clearly finding demand.

Taos County remains a high-supply, buyer-favoring residential market, but this week’s report shows a better absorption profile than last week. Weekly closed activity improved sharply, moving from 5 total closings last week to 13 this week. All 13 closings were residential. The corrected four-week residential closing count also improved, moving from 32 to 36.

Countywide months of supply improved from 14.3 to 12.7. Active residential inventory moved only slightly lower, from 458 to 456, so the main improvement came from stronger sales activity rather than a major inventory decline. This is an important distinction. The market is absorbing more than it was last week, but it still carries enough active inventory to remain buyer-favoring.

The internal split remains important. Core county strengthened materially, with 254 active listings, 27 corrected four-week sales, and 9.4 months of supply. That is still selective, but it is the clearest improvement in this week’s structure. Resort-market supply also improved, moving to 22.4 months of supply on 202 active listings and 9 corrected four-week sales. The resort market remains much slower than the core county, but it is no longer quite as weak as last week’s 25.3-month reading.

Weekly residential pricing moved higher, with the median sale price rising from $352,650 to $599,000. That reflects a different closing mix rather than a clean countywide price reset. This week’s 13 residential sales ranged from $177,700 to $900,000, and the rolling four-week median also rose to $543,750. The better read is that more mid- and upper-middle residential inventory closed this week, while the broader market still shows negotiation room through a 93.94% median list-to-sale ratio.

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

Closed Sales (All Classes): 13

Closed Sales (Residential): 13

Closed Sales (Land): 0

New Listings: 34

Pending Contracts (Under Contract): 59

Total Pending Inventory (All Classes): 182

Price Adjustments: 30

Expired Listings: 11

4-Week Residential Closings: 36

Active Residential Listings: 456

Months of Supply: 12.7

The headline read this week is stronger residential absorption against a still-large and aging inventory base. Closings improved, rolling sales improved, and months of supply moved lower. But with 456 active residential listings and median active DOM at 210, buyer leverage remains present countywide.

Countywide Market Supply

Active Listings: 456

4-Week Sales: 36

Months of Supply: 12.7

Core County Market Supply

Active Listings: 254

Median Active Price: $557,250

Average DOM: 243.6

Median DOM: 198

4-Week Residential Sales: 27

Months of Supply: 9.4

Resort Market Supply

Active Listings: 202

Median Active Price: $531,500

Average DOM: 292.8

Median DOM: 241

4-Week Residential Sales: 9

Months of Supply: 22.4

The core county remains the more functional residential segment and improved meaningfully this week. Core supply moved below 10 months, helped by 27 corrected four-week sales against 254 active listings. Resort-market supply also improved, but at 22.4 months it remains deeply buyer-favoring. Countywide supply improved, but the market is still split between a selective core market with real transaction flow and a resort market that continues to clear slowly.

• Weekly closed activity improved sharply, with 13 total property closings, all residential.

• Corrected rolling residential activity improved from 32 to 36 closings over the four-week window.

• Countywide months of supply improved from 14.3 to 12.7, but remains buyer-favoring.

• New listings fell from 62 to 34, reducing the incoming supply pressure seen last week.

• Pending contracts eased from 64 to 59, while total pending inventory rose to 182.

• Core county strengthened to 9.4 months of supply, making it the clearest source of improved absorption this week.

• Resort-market supply improved to 22.4 months, but remains much slower than the core county.

• Weekly residential pricing moved higher, with a median sale price of $599,000 based on 13 residential sales.

• Rolling residential pricing also moved higher, with the four-week median sale price rising to $543,750.

• Median DOM for this week’s residential closings improved to 61, while the rolling median DOM held at 66.

• Only 16.7% of active residential inventory has been on the market less than 90 days, down from 19.4% last week, showing that the active inventory pool continues to age.

• Price adjustments fell from 39 to 30, while expired listings increased from 7 to 11, showing that seller pressure remains present even with better sales activity.

• The median list-to-sale ratio was 93.94% across 841 sampled residential sales, which continues to support the read that negotiation remains part of the market.

This week recorded 13 total property closings, all residential home sales. No land, commercial, or multi-use closings appeared in the weekly activity view.

The market added 34 new listings, showed 59 under-contract listings in the current weekly snapshot, posted 30 price adjustments, and recorded 11 expired listings. Compared with last week, weekly closings improved substantially, new listings fell, pending contracts eased, price adjustments declined, and expired listings rose. That mix points to a market with better closing activity but continued seller pressure in listings that are not meeting current buyer expectations.

Closed Sales (Residential): 13

Closed Sales (All Classes): 13

New Listings: 34

Pending Contracts (Under Contract): 59

Total Pending Inventory (All Classes): 182

Price Adjustments: 30

Expired Listings: 11

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

Under Contract (weekly snapshot): 59

Total Pending Inventory (all classes): 182

The pending pipeline remains substantial, with 59 listings under contract in the weekly view and 182 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 stronger closed-sale count shows that the pipeline is producing closings, but the under-contract count itself eased from last week.

Residential Sales This Week: 13

Median Sale Price: $599,000

Average Sale Price: $579,015

Weekly Price Range: $177,700 – $900,000

Median Days on Market: 61

Average Days on Market: 128.7

This week’s residential pricing is based on 13 sales, which is a more useful sample than the very thin closing weeks earlier in the month. The median sale price rose to $599,000, and the average sale price came in at $579,015. That does not prove a clean countywide price jump, but it does show a higher-priced closing mix than last week’s $352,650 median.

The weekly price range was wide, from $177,700 to $900,000. Median DOM improved to 61, while average DOM remained higher at 128.7. That gap suggests a mixed closing pool: some homes moved in a more reasonable timeframe, while older inventory still made up part of the transaction mix. The better-positioned homes are closing, but the market is not broadly urgent.

Total Residential Closings (4 Weeks): 36

4-Week Median Sale Price: $543,750

4-Week Average Sale Price: $532,414

4-Week Median Days on Market: 66

4-Week Average Days on Market: 131.1

The corrected four-week view improved this week. Residential closings moved from 32 to 36 over the rolling window, which brought countywide months of supply down from 14.3 to 12.7. This is the steadier measure of market pace, and it shows a real absorption improvement.

Rolling pricing also moved higher. The four-week median rose from $400,150 to $543,750, and the four-week average rose from $475,366 to $532,414. Rolling DOM was mixed, with median DOM holding near last week’s level at 66 while average DOM increased slightly to 131.1. The practical read is that the market had better transaction volume and a stronger price mix this week, but it is still carrying enough older inventory to keep buyer leverage in place.

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Active Residential Listings: 254

Listings Above $500,000: 140

Listings Below $400,000: 83

Median Active List Price: $557,250

Average Active Days on Market: 243.6

Median Active Days on Market: 198

Core county strengthened this week, with 27 corrected four-week residential sales against 254 active listings. Months of supply improved to 9.4, making the core county the clearest source of improved residential absorption. This is still not a broadly tight market, but the core segment is functioning better than the countywide headline suggests.

Two- and three-bedroom homes remain the center of the core inventory base, with 93 active 2-bedroom homes and 96 active 3-bedroom homes. The core market still carries meaningful inventory below $400K, but the active list-price center has moved slightly higher, with a median active price of $557,250.

The strongest core absorption signal is now in the $700K–$799K band, which carries 2.8 months of supply. That band has 11 active listings and 4 corrected four-week sales. The $500K–$599K band is also active at 4.5 months, while the $800K–$899K band sits at 5.7 months. This is a meaningful shift from a simple “lower price moves fastest” reading. The better-moving core lanes this week are in the middle and upper-middle ranges.

The weaker core segments remain clear. The $400K–$499K band sits at 15.5 months of supply, the under-$300K and $300K–$399K bands remain above 10 months, and the $1M-plus bands show no current four-week clearing signal. Core county improved, but the improvement is concentrated in specific price lanes rather than spread evenly across the market.

The tightest calculated core-county band is $700K–$799K at 2.8 months of supply. The $500K–$599K band also shows strong absorption at 4.5 months, followed by $800K–$899K at 5.7 months and $900K–$999K at 7.5 months.

Several core bands remain slower. Under $300K, $300K–$399K, and $400K–$499K all sit above 10 months of supply. 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 this week, but the improvement is targeted, not 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: 292.8

Median Active Days on Market: 241

The resort markets remain much slower than the core county. Active inventory held at 202, while corrected four-week residential sales increased to 9. Months of supply improved to 22.4, down from 25.3 last week, but that is still a deeply buyer-favoring reading. Resort inventory is also older, with average active DOM at 292.8 and median active DOM at 241.

The resort market remains older, slower, and more selective than the core county. The largest inventory concentration remains under $300K, with 57 active listings, much of it weighted toward 1- and 2-bedroom properties. Even that lower-price resort band carries 14.3 months of supply.

The resort market has a few pockets of activity, but no broadly tight price band. The $1M–$1.49M band sits at 12.0 months, but that is based on only 1 rolling sale. The $300K–$399K band sits at 13.0 months, under $300K sits at 14.3 months, and $400K–$499K sits at 17.0 months. The rest of the resort market is either slower or has no current four-week clearing signal.

Several resort bands recorded no sales in the rolling window, including $500K–$599K, $600K–$699K, $800K–$899K, $900K–$999K, and $1.5M-plus. Resort demand exists, but it remains too narrow to quickly absorb the active inventory base.

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 13.0 months, and under $300K at 14.3 months. Those are still buyer-favoring levels.

The larger point is that resort-market activity remains thin and uneven. Multiple price bands recorded no rolling four-week sales, and the overall resort segment still carries 22.4 months of supply. The resort side remains the clearest residential source of countywide supply drag.

Active Residential Listings: 456

Listings Above $500,000: 242

Listings Below $400,000: 166

Median Active List Price: $549,000

Average Active Days on Market: 265.5

Median Active Days on Market: 210

Countywide residential inventory moved down slightly from 458 to 456 active listings, but the inventory age problem continued to worsen. Average active DOM increased to 265.5, and median active DOM rose to 210. The market is carrying slightly fewer active listings, but the remaining inventory is older. That keeps buyer leverage in place even as absorption improves.

Approximately 16.7% 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 83 listings. Stronger sales activity helped absorption, but the active inventory base remains heavily aged.

Active Land Listings: 703

Land remains the most supply-heavy segment in Taos County. Active land inventory held at 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: 66.7 months supply

• $50K–$74,999 total band: 102.0 months supply

• $75K–$99,999 total band: 38.0 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 held at 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, but this week’s report shows a stronger residential absorption picture than last week.

The weekly closing count improved to 13 total closings, all residential. The corrected rolling four-week view also improved, moving from 32 residential closings last week to 36 this week. With active residential inventory moving slightly lower to 456, countywide months of supply improved to 12.7.

The internal market shifted this week:

• core county strengthened from 10.7 to 9.4 months of supply

• resort-market supply improved from 25.3 to 22.4 months, but remains deeply buyer-favoring

• weekly residential pricing moved higher, with 13 sales and a median sale price of $599,000

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

• median weekly DOM improved to 61, but active inventory age worsened again

• only 16.7% of active residential listings are under 90 days on market

• new listings fell to 34, easing last week’s incoming supply pressure

• price adjustments declined, but expired listings increased

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

The practical read is straightforward: absorption improved, especially in the core county market, but the countywide market is still not tight. Buyers still have leverage because inventory is deep, aging, and unevenly absorbed. Sellers can still transact, but the best results are concentrated in the segments where price, condition, location, and current demand line up.

How many homes sold in Taos County this week?

13 residential homes sold in Taos County this week. The weekly activity view showed 13 total closings across all classes, all of them residential. No land, commercial, or multi-use 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 $599,000, based on 13 residential sales. The corrected four-week rolling median sale price was $543,750, which is the steadier trend indicator because it reflects a broader close-date window.

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 12.7 months, with 456 active residential listings. Core county improved this week, 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 456 active residential listings in Taos County. Of those, 242 are listed above $500,000 and 166 are listed below $400,000. The median active list price is $549,000.

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 12.7 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 254 active residential listings and 9.4 months of supply. Resort markets have 202 active residential listings and 22.4 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 months of supply improve this week?

Months of supply improved because corrected four-week residential closings rose from 32 to 36 while active residential inventory moved slightly lower from 458 to 456. That means absorption improved, even though the market remains buyer-favoring overall.

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

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