Taos Real Estate Intelligence Report

The Taos County residential market remains buyer-favoring, even though the headline months-of-supply number improved slightly this week. The weekly activity view recorded 8 total property closings, all residential, with no land, commercial, or multi-use closings recorded for the week. Countywide active residential inventory moved down to 452 listings, while months of supply edged lower to 12.6 against 36 corrected four-week residential closings.

The main shift this week is the contrast between lighter closings and renewed listing pressure. Weekly closed activity fell from last week’s stronger closing count, but new listings rose to 53 and expired listings increased sharply to 26. That mix points to a market where buyers are still active, but they remain selective, and stale or mispositioned listings are facing consequences.

Taos County remains a high-supply, buyer-favoring residential market. This week’s report shows 8 residential closings in the weekly activity view, down from last week, while the corrected four-week residential closing count remains at 36. Active residential inventory declined modestly to 452 listings, bringing countywide months of supply to 12.6.

That is a slightly better absorption read than the previous public report’s 12.7 months of supply, but it is not a major market shift. A 12.6-month supply level still gives buyers leverage across much of the county, especially where inventory is older, condition-sensitive, or priced ahead of current demand.

The internal split remains important. Core county remains the stronger residential segment, with 251 active listings, 27 corrected four-week sales, and 9.3 months of supply. Resort-market supply remains much slower, with 201 active listings, 9 corrected four-week sales, and 22.3 months of supply. The resort side improved slightly on paper, but it still carries more than twice the supply level of the core county market.

Weekly residential pricing moved lower at the median, from $599,000 to $467,500, but the average sale price increased to $632,538 because the weekly range included a $2.1 million closing. That makes this week’s pricing mix especially sample-sensitive. The rolling four-week median moved slightly higher to $513,750, while the rolling average increased to $553,922, suggesting the broader four-week pricing mix remains stronger than the single-week median alone implies.

Land remains structurally oversupplied. Active land inventory stands at 703 listings, unchanged from last week’s broad supply level, with the largest concentration still in lower-price, smaller-acreage parcels. No land sales appeared in this week’s closed activity view.

Closed Sales (All Classes): 8

Closed Sales (Residential): 8

Closed Sales (Land): 0

New Listings: 53

Pending Contracts (Under Contract): 61

Total Pending Inventory (All Classes): 191

Price Adjustments: 29

Expired Listings: 26

4-Week Residential Closings: 36

Active Residential Listings: 452

Months of Supply: 12.6

The headline read this week is continued buyer leverage with modestly better absorption. Active residential inventory moved lower, but new listings increased and expired listings rose sharply. That means the market is still processing both fresh supply and listings that have failed to clear.

Countywide Market Supply

Active Listings: 452

4-Week Sales: 36

Months of Supply: 12.6

Core County Market Supply

Active Listings: 251

Median Active Price: $549,500

Average DOM: 248.8

Median DOM: 203

4-Week Residential Sales: 27

Months of Supply: 9.3

Resort Market Supply

Active Listings: 201

Median Active Price: $538,000

Average DOM: 298.4

Median DOM: 247

4-Week Residential Sales: 9

Months of Supply: 22.3

Core county remains the more functional residential segment, but it is still not broadly tight. At 9.3 months of supply, the core market is selective rather than seller-driven. Resort-market supply remains much slower at 22.3 months, with older inventory and a weaker clearing pace. Countywide supply improved slightly, but the improvement is still constrained by the size and age of the active inventory base.

• Weekly closed activity declined to 8 total closings, all residential.

• Corrected four-week residential activity remains meaningful at 36 closings, which is a better read of current transaction pace than the single-week count alone.

• Countywide months of supply improved slightly to 12.6, but remains buyer-favoring.

• New listings increased to 53, adding fresh supply pressure back into the market.

• Pending contracts rose slightly to 61 in the weekly activity view, while total pending inventory stands at 191 across all classes.

• Core county remains stronger than the resort market, with 9.3 months of supply versus 22.3 months.

• Weekly residential pricing moved lower at the median, but the average rose because one high-end sale pulled the average upward.

• Rolling residential pricing was steadier, with a four-week median of $513,750 and a four-week average of $553,922.

• Only 13.5% of active residential inventory has been on the market less than 90 days, showing that the active inventory pool continues to age.

• Expired listings rose sharply to 26, which is one of the clearest seller-positioning signals this week.

• The median list-to-sale ratio was 93.94% across 833 sampled residential sales, continuing to support the read that negotiation remains present.

This week recorded 8 total property closings, all residential. No land, commercial, or multi-use closings appeared in the weekly activity view.

The market added 53 new listings, showed 61 under-contract listings in the current weekly snapshot, posted 29 price adjustments, and recorded 26 expired listings. Compared with last week, the market saw fewer closings, more new listings, slightly higher pending activity, nearly unchanged price-adjustment activity, and a sharp increase in expired listings. That combination points to a market where buyer demand is present, but not strong enough to absorb mispriced or stale inventory quickly.

Closed Sales (Residential): 8

Closed Sales (All Classes): 8

New Listings: 53

Pending Contracts (Under Contract): 61

Total Pending Inventory (All Classes): 191

Price Adjustments: 29

Expired Listings: 26

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

Under Contract (weekly snapshot): 61

Total Pending Inventory (all classes): 191

The pending pipeline remains substantial, with 61 listings under contract in the weekly view and 191 total pending listings across all classes. These figures matter because they show continued buyer activity, but they are not guaranteed closings. Contracts still have to clear inspection, financing, appraisal, title, and final closing. The pipeline remains active, but not strong enough by itself to erase the county’s high-supply structure.

Residential Sales This Week: 8

Median Sale Price: $467,500

Average Sale Price: $632,538

Weekly Price Range: $195,000 – $2,100,000

Median Days on Market: 73

Average Days on Market: 128.8

This week’s residential pricing is based on 8 sales, so the weekly median and average should still be treated as sample-sensitive. The median sale price moved lower to $467,500, while the average sale price rose to $632,538. That split is important: the median shows the center of this week’s activity moved lower, while the average was pulled upward by a high-end sale at $2.1 million.

Days on market moved higher at the weekly median, rising to 73. Average DOM was 128.8, showing that older listings remained part of the closing mix. The weekly activity was real, but it was not a fast-market reading.

Total Residential Closings (4 Weeks): 36

4-Week Median Sale Price: $513,750

4-Week Average Sale Price: $553,922

4-Week Median Days on Market: 58

4-Week Average Days on Market: 125.3

The four-week view gives a steadier read than the single-week closing count. Residential closings over the corrected four-week window stand at 36, with countywide months of supply at 12.6. That means absorption improved slightly because active residential inventory moved lower, but the market remains buyer-favoring overall.

Rolling pricing is stronger than this week’s median alone suggests. The four-week median is $513,750 and the four-week average is $553,922. Rolling median DOM improved to 58, while average DOM remains elevated at 125.3. That combination suggests that some well-positioned homes are still clearing, but older inventory continues to shape the broader market.

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Active Residential Listings: 251

Listings Above $500,000: 138

Listings Below $400,000: 83

Median Active List Price: $549,500

Average Active Days on Market: 248.8

Median Active Days on Market: 203

Core county remains the stronger residential segment, with 27 corrected four-week residential sales against 251 active listings. Months of supply stands at 9.3. That is more functional than the resort market, but still selective. The inventory-age issue remains significant: core active median DOM is 203, and only 12.7% of core active inventory has been on the market less than 90 days.

Two- and three-bedroom homes remain the center of the core inventory base, with 89 active 2-bedroom homes and 95 active 3-bedroom homes. The core market also carries a meaningful upper-end stack, with 52 active listings at $1 million and above.

The strongest core absorption signals this week are in the $500K–$599K and $700K–$799K bands. The $500K–$599K band shows 27 active listings against 7 rolling sales, for 3.9 months of supply. The $700K–$799K band shows 12 active listings against 3 rolling sales, for 4.0 months of supply. Those are the clearest core-county pockets of strength.

The weak points are also clear. The $300K–$399K, $400K–$499K, $900K–$999K, and $1.5M-plus bands all carry elevated supply, while the $1M–$1.49M band recorded no current four-week clearing signal. Core county is moving, but it is not moving evenly.

The tightest calculated core-county bands this week are $500K–$599K at 3.9 months and $700K–$799K at 4.0 months. The under-$300K band also looks more active this week at 6.0 months of supply.

Several core bands remain much slower. The $300K–$399K band sits at 20.5 months, the $400K–$499K band at 15.0 months, the $900K–$999K band at 15.0 months, and the $1.5M-plus band at 25.0 months. The $1M–$1.49M band recorded no sales in the rolling window, so months of supply is not calculated for that band.

Active Residential Listings: 201

Listings Above $500,000: 102

Listings Below $400,000: 82

Median Active List Price: $538,000

Average Active Days on Market: 298.4

Median Active Days on Market: 247

The resort markets remain much slower than the core county. Active inventory stands at 201, with 9 corrected four-week residential sales and 22.3 months of supply. That remains deeply buyer-favoring. Resort inventory is also older, with median active DOM at 247 and average active DOM near 300 days.

The resort market remains older, slower, and more buyer-favoring than the core county. The largest resort inventory concentration is still under $300K, with 56 active listings, and that band remains weighted toward 1- and 2-bedroom properties. Even so, the under-$300K resort band carries 18.7 months of supply.

The $1M–$1.49M resort band shows a calculated 6.0 months of supply this week, but that reading should be treated carefully because it is based on only 2 rolling sales. Most other resort bands remain slow, and several have no current four-week clearing signal.

The practical read is that resort-market demand is present but narrow. Buyers are still selecting carefully, and the inventory age profile shows that many listings are not clearing quickly.

The resort market still does not show broad strength across price bands. The best calculated resort reading is $1M–$1.49M at 6.0 months, but that is a thin signal because it comes from only 2 rolling sales. The $300K–$399K band sits at 13.0 months, under $300K at 18.7 months, and $700K–$799K at 21.0 months.

Several resort bands have no current four-week clearing signal at all, including $500K–$599K, $600K–$699K, $800K–$899K, $900K–$999K, and $1.5M-plus. The resort side remains the clearest source of residential supply drag countywide.

Active Residential Listings: 452

Listings Above $500,000: 240

Listings Below $400,000: 165

Median Active List Price: $549,000

Average Active Days on Market: 270.9

Median Active Days on Market: 218

Countywide residential inventory moved down to 452 active listings, but inventory age worsened again. Average active DOM increased to 270.9, and median active DOM rose to 218. The market is carrying fewer active residential listings than last week, but the remaining pool is older. That keeps buyer leverage in place even with modestly better months of supply.

Approximately 13.5% of active residential inventory has been on the market less than 90 days. That means more than six out of seven active residential listings are longer-exposed supply. The 365-plus-day bucket increased to 85 listings, reinforcing the point that buyer leverage is being supported not only by inventory depth, but also by inventory age.

Active Land Listings: 703

Land remains the most supply-heavy segment in Taos County. Active land inventory stands 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, showing 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: 34.3 months supply

• $75K–$99,999 total band: 75.0 months supply

• $100K–$199,999 total band: 47.7 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 remains high 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. This week’s report shows lighter weekly closings, slightly better countywide supply, and stronger evidence that older or mispositioned listings are being exposed.

The weekly closing count moved down to 8 total closings, all residential. The corrected rolling four-week view remains stronger than the single-week figure, with 36 residential closings over the four-week window. Active residential inventory moved down to 452, bringing countywide months of supply to 12.6.

The internal market shifted this week:

• core county remains the stronger segment at 9.3 months of supply

• resort-market supply remains much slower at 22.3 months of supply

• weekly residential median price moved down to $467,500, while the average rose because of a $2.1 million sale

• rolling pricing remained steadier, with a four-week median of $513,750

• active inventory aged again, with only 13.5% of listings under 90 days on market

• new listings rose to 53, increasing fresh supply pressure

• expired listings jumped to 26, showing more seller-positioning failure than last week

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

The practical read is straightforward: the market is active, but it is not forgiving. Buyers still have leverage because inventory is deep, aged, and still being replenished. Sellers can still transact, especially in the better-moving core price bands, but pricing, condition, presentation, and market positioning have to be disciplined.

How many homes sold in Taos County this week?

8 residential homes sold in Taos County this week. The weekly activity view showed 8 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 $467,500, based on 8 residential sales. Because the weekly sample is limited and included a wide price range from $195,000 to $2.1 million, this number should be viewed alongside the corrected 4-week rolling median of $513,750.

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 12.6 months, with 452 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 452 active residential listings in Taos County. Of those, 240 are listed above $500,000 and 165 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 12.6 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 251 active residential listings and 9.3 months of supply. Resort markets have 201 active residential listings and 22.3 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 expired listings matter this week?

Expired listings rose to 26 this week. That matters because it shows more listings failing to clear under current market conditions. In a buyer-favoring market, stale inventory, overpricing, weak presentation, or poor positioning can become visible quickly.

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@homeheading.com

NM Real Estate License #REC-2024-0150

HomeHeading Intelligence • RealEstateInTaos.com