Taos Real Estate Intelligence Report

The Taos County residential market showed a visible uptick in activity this week. The weekly activity view recorded 15 total property closings, all residential, with no land, commercial, or multi-use closings recorded for the week. Countywide active residential inventory moved down to 446 listings, while corrected four-week residential closings rose to 51. That pushed countywide months of supply down to 8.7.

That is the most important shift in this report. The market is still buyer-favoring overall, but absorption improved meaningfully. The improvement is not just a one-week closing spike: the corrected four-week view also strengthened, core county supply tightened to 6.5 months, and resort-market supply improved to 15.4 months. Buyers still have leverage because inventory is deep and aging, but this week's data shows more transaction flow than the prior weekly reports.

Taos County remains a buyer-favoring residential market, but the market became more active this week. The weekly activity view shows 15 residential closings, up sharply from 5 last week. Corrected four-week residential closings rose to 51, while active residential inventory declined to 446 listings. That brought countywide months of supply down to 8.7.

An 8.7-month supply level is still not a broad seller's market. Buyers retain leverage across much of the county, especially where listings are older, overpriced, condition-sensitive, or poorly positioned. But the movement matters. The county moved from a high-supply structure above 12 months to a more functional, though still buyer-leaning, absorption read.

The internal split remains important. Core county is now the stronger and more functional segment, with 246 active listings, 38 corrected four-week sales, and 6.5 months of supply. That is a clear improvement and puts parts of the core market into a more balanced range. Resort-market supply also improved, with 200 active listings, 13 corrected four-week sales, and 15.4 months of supply. The resort side remains much slower than core county, but it no longer looks as severely stalled as last week's 22.2-month reading.

Weekly residential pricing moved lower from last week's high median, with the median sale price at $503,000 and the average sale price at $598,765. The weekly sale range ran from $229,000 to $1,933,275, so the average was still lifted by high-end activity. The rolling four-week median held at $515,000, while the rolling average increased to $591,593. That suggests the broader four-week pricing mix remains steady-to-firm even though the single-week median moved lower.

The caution is inventory age. Active residential inventory declined, but the remaining inventory pool aged again. Median active DOM increased to 231, average active DOM rose to 281.3, and only about 9.4% of active residential listings have been on the market less than 90 days. The market is more active, but it is still carrying a large amount of older supply.

Land remains structurally oversupplied. 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.

Closed Sales (All Classes): 15

Closed Sales (Residential): 15

Closed Sales (Land): 0

New Listings: 43

Pending Contracts (Under Contract): 65

Total Pending Inventory (All Classes): 211

Price Adjustments: 33

Expired Listings: 9

4-Week Residential Closings: 51

Active Residential Listings: 446

Months of Supply: 8.7

The headline read this week is improved transaction activity and meaningfully better absorption. Weekly residential closings increased to 15, corrected four-week closings rose to 51, active residential inventory declined to 446, and months of supply moved down to 8.7. That is a real improvement, even though buyer leverage remains present because the inventory pool is still deep and old.

Countywide Market Supply

Active Listings: 446

4-Week Sales: 51

Months of Supply: 8.7

Core County Market Supply

Active Listings: 246

Median Active Price: $549,250

Average DOM: 259.4

Median DOM: 218

4-Week Residential Sales: 38

Months of Supply: 6.5

Resort Market Supply

Active Listings: 200

Median Active Price: $538,500

Average DOM: 307.9

Median DOM: 263

4-Week Residential Sales: 13

Months of Supply: 15.4

Core county is now the clearest source of market improvement. At 6.5 months of supply, the core market is still selective, but it is much more functional than the countywide headline looked in recent weeks. Resort-market absorption also improved to 15.4 months, but it remains slower, older, and more buyer-favoring than the core county. The countywide improvement is real, but it is not evenly distributed.

• Weekly closed activity rose sharply to 15 total closings, all residential.

• Corrected four-week residential activity increased to 51 closings, confirming that the activity improvement is not just a single-week anomaly.

• Countywide months of supply improved to 8.7, a meaningful move lower from the prior high-supply readings.

• Active residential inventory declined to 446 listings.

• New listings held steady at 43, so the absorption improvement came from stronger sales rather than a drop-off in new supply alone.

• Pending contracts remained active at 65 in the weekly activity view, while total pending inventory stands at 211 across all classes.

• Price adjustments fell to 33 after last week's spike, but repricing remains part of the market.

• Expired listings fell to 9, suggesting fewer listings failed outright this week.

• Core county tightened to 6.5 months of supply, while resort-market supply improved to 15.4 months.

• Weekly residential pricing moved lower at the median, but the rolling four-week median held at $515,000.

• Rolling average sale price increased to $591,593, helped by upper-end closings in the four-week window.

• Only 9.4% of active residential inventory has been on the market less than 90 days, showing that the active inventory pool continues to age.

• The median list-to-sale ratio was 94.01% across 799 sampled residential sales, continuing to support the read that negotiation remains present.

This week recorded 15 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 65 under-contract listings in the current weekly snapshot, posted 33 price adjustments, and recorded 9 expired listings. Compared with last week, the market saw a major increase in closings, steady new listing volume, slightly lower pending activity, fewer price adjustments, and fewer expired listings. That combination points to a market with better realized transaction flow and less visible seller failure, even though the active inventory base remains old and buyer leverage has not disappeared.

Closed Sales (Residential): 15

Closed Sales (All Classes): 15

New Listings: 43

Pending Contracts (Under Contract): 65

Total Pending Inventory (All Classes): 211

Price Adjustments: 33

Expired Listings: 9

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

Under Contract (weekly snapshot): 65

Total Pending Inventory (all classes): 211

The pending pipeline remains substantial, with 65 listings under contract in the weekly view and 211 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. This week's closed-sales increase is encouraging because more pipeline activity is converting into realized closings, but the pending count itself should still be read as pipeline, not certainty.

Residential Sales This Week: 15

Median Sale Price: $503,000

Average Sale Price: $598,765

Weekly Price Range: $229,000 – $1,933,275

Median Days on Market: 91

Average Days on Market: 168.7

This week's residential pricing is based on 15 sales, which is a more useful weekly sample than the prior week's 5-sale reading. The median sale price moved down to $503,000, while the average sale price was $598,765. The difference between the median and average matters because the weekly range included a high-end sale at $1,933,275.

The pricing read is not weak, but it is more mixed than the headline activity jump. More homes closed, but the weekly median moved closer to the rolling four-week center of the market. Median DOM rose to 91, and average DOM rose to 168.7, showing that older listings were part of this week's increased closing activity. In plain terms, the market was more active, but buyers were still selecting carefully and some longer-exposed listings finally cleared.

Total Residential Closings (4 Weeks): 51

4-Week Median Sale Price: $515,000

4-Week Average Sale Price: $591,593

4-Week Median Days on Market: 66

4-Week Average Days on Market: 125.1

The four-week view gives the clearest read this week. Corrected four-week residential closings rose to 51, while active residential inventory declined to 446. That pushed countywide months of supply down to 8.7, a meaningful improvement from the prior high-supply readings.

The stronger four-week closing count is the most important market movement in this report. It shows that transaction volume improved underneath the weekly headline. The rolling median sale price is $515,000, and the rolling average rose to $591,593. Median DOM moved higher to 66, and average DOM rose to 125.1, so the market is not suddenly fast. But it is more active, and the improved absorption is real enough to acknowledge.

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Active Residential Listings: 246

Listings Above $500,000: 134

Listings Below $400,000: 82

Median Active List Price: $549,250

Average Active Days on Market: 259.4

Median Active Days on Market: 218

Core county is the strongest residential segment this week, with 38 corrected four-week residential sales against 246 active listings. Months of supply improved to 6.5. That is a materially better read than recent countywide conditions and suggests parts of the core market are moving into a more balanced range. The caution is inventory age: core active median DOM is 218, and only 8.1% of core active inventory has been on the market less than 90 days.

Source: HomeHeading Intelligence

Two- and three-bedroom homes remain the center of the core inventory base, with 86 active 2-bedroom homes and 95 active 3-bedroom homes. The core market also carries a meaningful upper-end stack, with 50 active listings at $1 million and above.

The strongest core absorption signals this week are in the $700K–$799K, $500K–$599K, and $600K–$699K bands. The $700K–$799K band shows 11 active listings against 6 rolling sales, for 1.8 months of supply. The $500K–$599K band shows 27 active listings against 7 rolling sales, for 3.9 months of supply. The $600K–$699K band shows 16 active listings against 4 rolling sales, for 4.0 months of supply.

That is a real tightening signal in the core market, especially through the middle and upper-middle price lanes. The weak points remain the $1M–$1.49M band at 25.0 months and the $1.5M-plus band at 12.5 months. Core county is moving more efficiently this week, but it is not moving evenly across every price band.

Source: HomeHeading Intelligence

Active Residential Listings: 200

Listings Above $500,000: 102

Listings Below $400,000: 81

Median Active List Price: $538,500

Average Active Days on Market: 307.9

Median Active Days on Market: 263

The resort markets also improved this week, but they remain much slower than the core county. Active inventory stands at 200, with 13 corrected four-week residential sales and 15.4 months of supply. That is better than last week's resort reading, but it is still buyer-favoring. Resort inventory is also older, with median active DOM at 263 and average active DOM above 300 days.

Source: HomeHeading Intelligence

The resort market remains older, slower, and more buyer-favoring than the core county, but it did show improvement this week. Corrected four-week resort sales increased to 13, bringing resort months of supply down to 15.4.

The best calculated resort readings are in the $800K–$899K and $1M–$1.49M bands. The $800K–$899K band shows 6.0 months of supply, but that is based on only 1 rolling sale. The $1M–$1.49M band shows 6.5 months from 2 rolling sales. The $400K–$499K band also improved to 8.5 months.

The under-$300K resort band remains heavily supplied, with 56 active listings and 18.7 months of supply. Several resort bands still have no current four-week clearing signal. The practical read is that resort demand improved, but remains narrow and price-band specific.

Source: HomeHeading Intelligence

Active Residential Listings: 446

Listings Above $500,000: 236

Listings Below $400,000: 163

Median Active List Price: $547,000

Average Active Days on Market: 281.3

Median Active Days on Market: 231

Countywide residential inventory moved down to 446 active listings, while four-week closings rose sharply. That is why months of supply improved. But inventory age worsened again. Average active DOM increased to 281.3, and median active DOM rose to 231. The market is carrying slightly less active inventory, but much of the remaining pool is older. That keeps buyer leverage in place even as absorption improves.

Source: HomeHeading Intelligence

Approximately 9.4% of active residential inventory has been on the market less than 90 days. That means more than nine out of ten active residential listings are longer-exposed supply. The 365-plus-day bucket increased to 92 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: 77.0 months supply

• $100K–$199,999 total band: 47.0 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 buyer-favoring, but this week showed a real increase in market activity. The weekly closing count rose to 15 total closings, all residential. The corrected rolling four-week view strengthened to 51 residential closings. Active residential inventory moved down to 446, bringing countywide months of supply to 8.7.

The internal market shifted this week:

• core county tightened to 6.5 months of supply

• resort-market supply improved to 15.4 months of supply, though it remains slower than core county

• weekly residential median price moved down to $503,000, based on a larger 15-sale sample

• rolling median price held at $515,000, while rolling average price increased to $591,593

• weekly DOM remained elevated, with median DOM at 91 and average DOM at 168.7

• active inventory aged again, with only 9.4% of listings under 90 days on market

• new listings held steady at 43

• pending contracts remained active at 65

• price adjustments fell to 33 after last week's spike

• expired listings fell to 9

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

The practical read is more nuanced this week. The market is active, and the uptick is meaningful. More homes closed, four-week absorption improved, and both core and resort markets showed better clearing than last week. But this is not a sudden seller's market. Inventory is still deep, aging, and unevenly distributed. Buyers still have leverage in many segments, while sellers in the better-moving price bands have a stronger setup than they did a week ago.

How many homes sold in Taos County this week?

15 residential homes sold in Taos County this week. The weekly activity view showed 15 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 $503,000, based on 15 residential sales. This 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, but absorption improved this week. Countywide residential supply stands at 8.7 months, with 446 active residential listings. Core county is more balanced at 6.5 months of supply, while resort markets remain slower at 15.4 months.

How much housing inventory is available in Taos County?

There are 446 active residential listings in Taos County. Of those, 236 are listed above $500,000 and 163 are listed below $400,000. The median active list price is $547,000.

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 8.7 months of residential supply, which indicates continued buyer leverage overall, even though some core-county price bands are moving much faster.

How are core county and resort markets different?

The core county market is clearing faster than the resort market. Core county has 246 active residential listings and 6.5 months of supply. Resort markets have 200 active residential listings and 15.4 months of supply. The resort side improved this week, but it remains slower and more buyer-favoring than core county.

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 activity matter this week?

Activity mattered because both weekly closings and corrected four-week closings increased. Weekly residential closings rose to 15, while four-week residential closings rose to 51. That pushed months of supply down to 8.7 and shows better absorption than recent reports.

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