Taos Real Estate Intelligence Report

The Taos County residential market remains buyer-favoring, even though the corrected four-week absorption read improved slightly again this week. The weekly activity view recorded 5 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 451 listings, while months of supply edged lower to 12.2 against 37 corrected four-week residential closings.

The main shift this week is the split between light weekly closings and stronger forward activity signals. Weekly closed activity fell from 8 residential closings to 5, but pending contracts rose to 69 and price adjustments jumped to 47. That mix points to a market where buyers are still writing contracts, but sellers are having to recalibrate more aggressively to meet current demand.

Taos County remains a high-supply, buyer-favoring residential market. This week's report shows 5 residential closings in the weekly activity view, down from 8 last week, while the corrected four-week residential closing count improved from 36 to 37. Active residential inventory declined slightly to 451 listings, bringing countywide months of supply to 12.2.

That is a modestly better absorption read than last week's 12.6 months of supply, but it does not change the broader market structure. A 12.2-month supply level still leaves buyers with meaningful leverage across much of the county, especially where listings are 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, 28 corrected four-week sales, and 9.0 months of supply. Resort-market supply remains much slower, with 200 active listings, 9 corrected four-week sales, and 22.2 months of supply. Core county improved more clearly this week, while the resort market remains heavily supplied and slow to clear.

Weekly residential pricing moved higher, with the median sale price rising to $720,750 and the average sale price rising to $668,150. This week's pricing still needs careful framing because it is based on only 5 residential sales and the sale range was relatively compressed between $370,000 and $805,000. The rolling four-week median also moved slightly higher to $515,000, while the rolling average increased to $559,961, suggesting the broader closing mix remains centered in the middle and upper-middle parts of the residential market.

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): 5

Closed Sales (Residential): 5

Closed Sales (Land): 0

New Listings: 43

Pending Contracts (Under Contract): 69

Total Pending Inventory (All Classes): 200

Price Adjustments: 47

Expired Listings: 17

4-Week Residential Closings: 37

Active Residential Listings: 451

Months of Supply: 12.2

The headline read this week is slightly better absorption, lighter weekly closings, and a sharp increase in seller repricing. Active residential inventory moved down by one listing and corrected rolling closings improved to 37, but 47 price adjustments show that sellers are still having to respond to selective buyer behavior.

Countywide Market Supply

Active Listings: 451

4-Week Sales: 37

Months of Supply: 12.2

Core County Market Supply

Active Listings: 251

Median Active Price: $549,500

Average DOM: 253.3

Median DOM: 210

4-Week Residential Sales: 28

Months of Supply: 9.0

Resort Market Supply

Active Listings: 200

Median Active Price: $541,500

Average DOM: 303.4

Median DOM: 256

4-Week Residential Sales: 9

Months of Supply: 22.2

Core county remains the more functional residential segment, with absorption improving to 9.0 months of supply. That is still selective, but it is meaningfully stronger than the countywide headline. Resort-market supply remains much slower at 22.2 months, with older inventory and a weaker clearing pace. Countywide supply improved slightly, but the county remains defined by a functional core market and a much slower resort inventory base.

• Weekly closed activity declined to 5 total closings, all residential.

• Corrected four-week residential activity improved to 37 closings, which is a steadier read of current transaction pace than the single-week count.

• Countywide months of supply improved slightly to 12.2, but remains buyer-favoring.

• New listings fell to 43, easing fresh supply pressure compared with last week.

• Pending contracts rose to 69 in the weekly activity view, while total pending inventory stands at 200 across all classes.

• Price adjustments increased sharply to 47, making seller repricing one of the clearest signals this week.

• Core county remains stronger than the resort market, with 9.0 months of supply versus 22.2 months.

• Weekly residential pricing moved higher, with a median sale price of $720,750 based on 5 residential sales.

• Rolling residential pricing also moved slightly higher, with a four-week median of $515,000 and a four-week average of $559,961.

• Only 11.1% of active residential inventory has been on the market less than 90 days, showing that the active inventory pool continues to age.

• Expired listings fell to 17, but remain elevated enough to show continued seller-positioning pressure.

• The median list-to-sale ratio was 93.94% across 821 sampled residential sales, continuing to support the read that negotiation remains present.

This week recorded 5 total property closings, all residential. No land, commercial, or multi-use closings appeared in the weekly activity view.

The market added 43 new listings, showed 69 under-contract listings in the current weekly snapshot, posted 47 price adjustments, and recorded 17 expired listings. Compared with last week, the market saw fewer closings, fewer new listings, stronger pending activity, a sharp increase in price adjustments, and fewer expired listings. That combination points to a market where demand is still active in the pipeline, but sellers are having to adjust pricing more visibly to keep listings competitive.

Closed Sales (Residential): 5

Closed Sales (All Classes): 5

New Listings: 43

Pending Contracts (Under Contract): 69

Total Pending Inventory (All Classes): 200

Price Adjustments: 47

Expired Listings: 17

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

Under Contract (weekly snapshot): 69

Total Pending Inventory (all classes): 200

The pending pipeline strengthened this week, with 69 listings under contract in the weekly view and 200 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 is active, but the county still has enough active and aging inventory to keep the overall market buyer-favoring.

Residential Sales This Week: 5

Median Sale Price: $720,750

Average Sale Price: $668,150

Weekly Price Range: $370,000 – $805,000

Median Days on Market: 88

Average Days on Market: 133.8

This week's residential pricing is based on 5 sales, so the weekly median and average should still be treated as sample-sensitive. The median sale price moved higher to $720,750, and the average sale price rose to $668,150. Unlike last week, the weekly range did not include an extreme high-end outlier; the closed sales were clustered between $370,000 and $805,000.

Days on market moved higher at the weekly median, rising to 88. Average DOM was 133.8, showing that older listings remained part of the closing mix. The pricing read was stronger this week, but the DOM profile still points to selective buyer behavior rather than a fast-moving market.

Total Residential Closings (4 Weeks): 37

4-Week Median Sale Price: $515,000

4-Week Average Sale Price: $559,961

4-Week Median Days on Market: 55

4-Week Average Days on Market: 108.9

The four-week view gives a steadier read than the single-week closing count. Residential closings over the corrected four-week window improved to 37, with countywide months of supply moving down to 12.2. That means absorption improved slightly because rolling sales increased while active inventory edged lower.

Rolling pricing also moved slightly higher. The four-week median is $515,000 and the four-week average is $559,961. Rolling median DOM improved to 55, while average DOM fell to 108.9. That combination is the better news in this week's report: the broader four-week closing window is showing slightly stronger absorption, slightly firmer pricing, and somewhat faster median turnover, even though the single-week closing count was light.

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Active Residential Listings: 251

Listings Above $500,000: 137

Listings Below $400,000: 84

Median Active List Price: $549,500

Average Active Days on Market: 253.3

Median Active Days on Market: 210

Core county remains the stronger residential segment, with 28 corrected four-week residential sales against 251 active listings. Months of supply stands at 9.0. That is more functional than the resort market, but still selective. The inventory-age issue remains significant: core active median DOM is 210, and only 9.6% 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 $700K–$799K and $500K–$599K bands. The $700K–$799K band shows 12 active listings against 5 rolling sales, for 2.4 months of supply. The $500K–$599K band shows 27 active listings against 7 rolling sales, for 3.9 months of supply. Those are the clearest core-county pockets of strength.

The weak points are also clear. The $300K–$399K band sits at 21.0 months of supply, the $600K–$699K band at 16.0 months, the $800K–$899K band at 17.0 months, and the $1.5M-plus band at 25.0 months. The $1M–$1.49M band recorded no current four-week clearing signal. Core county is moving, but the absorption is concentrated in specific price lanes rather than spread evenly across the market.

The tightest calculated core-county bands this week are $700K–$799K at 2.4 months and $500K–$599K at 3.9 months. The under-$300K band also remains one of the better-moving core segments at 6.0 months of supply.

Several core bands remain much slower. The $300K–$399K band sits at 21.0 months, the $600K–$699K band at 16.0 months, the $800K–$899K band at 17.0 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: 200

Listings Above $500,000: 102

Listings Below $400,000: 81

Median Active List Price: $541,500

Average Active Days on Market: 303.4

Median Active Days on Market: 256

The resort markets remain much slower than the core county. Active inventory stands at 200, with 9 corrected four-week residential sales and 22.2 months of supply. That remains deeply buyer-favoring. Resort inventory is also older, with median active DOM at 256 and average active DOM above 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. This week, however, the under-$300K resort band weakened sharply to 56.0 months of supply because only 1 rolling sale cleared against that inventory base.

The best calculated resort readings are in the $800K–$899K and $300K–$399K bands. The $800K–$899K band shows 6.0 months of supply, but that is based on only 1 rolling sale. The $300K–$399K band shows 8.3 months of supply from 3 rolling sales. Those signals are useful, but they are not broad enough to change the resort-market classification.

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 $800K–$899K at 6.0 months, but that is a thin signal because it comes from only 1 rolling sale. The $300K–$399K band sits at 8.3 months, while $700K–$799K sits at 10.5 months.

Several resort bands have no current four-week clearing signal at all, including $500K–$599K, $600K–$699K, $900K–$999K, and $1.5M-plus. The under-$300K resort band also remains heavily oversupplied at 56.0 months. The resort side remains the clearest source of residential supply drag countywide.

Active Residential Listings: 451

Listings Above $500,000: 239

Listings Below $400,000: 165

Median Active List Price: $549,000

Average Active Days on Market: 275.7

Median Active Days on Market: 226

Countywide residential inventory moved down slightly to 451 active listings, but inventory age worsened again. Average active DOM increased to 275.7, and median active DOM rose to 226. The market is carrying nearly the same active residential count as last week, but the remaining pool is older. That keeps buyer leverage in place even with modestly better months of supply.

Approximately 11.1% of active residential inventory has been on the market less than 90 days. That means nearly nine out of ten active residential listings are longer-exposed supply. The 365-plus-day bucket increased to 88 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 601 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: 51.5 months supply

• $75K–$99,999 total band: 38.5 months supply

• $100K–$199,999 total band: 141.0 months supply

• $200K–$299,999 total band: no current broad clearing signal despite 80 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 four-week absorption, stronger pending activity, and a sharp increase in price adjustments.

The weekly closing count moved down to 5 total closings, all residential. The corrected rolling four-week view improved to 37 residential closings over the four-week window. Active residential inventory moved down slightly to 451, bringing countywide months of supply to 12.2.

The internal market shifted this week:

• core county remains the stronger segment at 9.0 months of supply

• resort-market supply remains much slower at 22.2 months of supply

• weekly residential median price moved up to $720,750, based on a limited 5-sale sample

• rolling pricing also moved slightly higher, with a four-week median of $515,000

• active inventory aged again, with only 11.1% of listings under 90 days on market

• new listings fell to 43, easing fresh supply pressure compared with last week

• pending contracts rose to 69, showing continued buyer activity in the pipeline

• price adjustments jumped to 47, showing that sellers are still recalibrating

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

The practical read is straightforward: absorption improved slightly, but the market is still not forgiving. Buyers still have leverage because inventory is deep, aged, and unevenly clearing. 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?

5 residential homes sold in Taos County this week. The weekly activity view showed 5 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 $720,750, based on 5 residential sales. Because the weekly sample is limited, this number should be viewed alongside the corrected 4-week rolling median of $515,000.

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 12.2 months, with 451 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 451 active residential listings in Taos County. Of those, 239 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 12.2 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 9.0 months of supply. Resort markets have 200 active residential listings and 22.2 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 price adjustments matter this week?

Price adjustments rose to 47 this week. That matters because it shows sellers responding to buyer selectivity. In a buyer-favoring market, listings that are priced ahead of condition, location, or current demand often need to adjust before they can compete.

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