Taos Real Estate Intelligence Report

The Taos County market cooled from last week's residential closing surge, but the corrected closed-sales view is more active than the first pass suggested. The weekly activity view recorded 13 total property closings: 8 residential sales and 5 land sales. No commercial or multi-use closings were recorded for the week.

The residential market looks more neutral and selective than strongly tilted toward either buyers or sellers. Well-positioned homes are still moving. Listings that reach for aspirational pricing are still sitting, repricing, or expiring. Countywide active residential inventory edged down to 444 listings, while corrected four-week residential closings declined to 43 after last week's stronger 51-sale reading. That pushed countywide residential months of supply back up to 10.3.

The land correction also matters. Land did not sit idle this week. Five land sales closed, with a median land sale price of $60,000 and an average of $66,900. That is still set against 703 active land listings, so land remains structurally oversupplied, but the corrected data shows real land activity in the lower-price part of the market.

Overall, this is not a market falling apart. It is a disciplined, selective market. Active inventory is not expanding, pending activity remains steady, and properly positioned listings are still finding buyers. The friction is showing up in older inventory, higher price adjustments, higher expirations, and longer days on market. The market is rewarding realistic positioning, not broad optimism.

Taos County is operating as a selective, increasingly neutral market with buyer leverage still visible in the data. The headline countywide residential months-of-supply figure moved from 8.7 last week to 10.3 this week, which is buyer-favoring by traditional supply math. But active residential inventory slipped from 446 to 444, weekly pending contracts held steady at 66, and the market produced 13 total closings across residential and land.

The shift is in the quality of activity. Weekly residential closings fell from 15 to 8, while corrected four-week residential closings fell from 51 to 43. New listings declined from 43 to 35. Price adjustments rose from 33 to 47, and expired listings rose from 9 to 15. That combination says the market is active, but not forgiving. Sellers who overshoot are being forced to adjust or are failing to clear. Properties that fit buyer expectations on price, condition, location, and presentation are still finding buyers.

Weekly residential pricing moved higher at the median, from $503,000 to $530,000. The weekly average jumped to $939,375 because the week included a $3,200,000 high-end sale. That sale lifted the average substantially, so the median remains the cleaner weekly residential read. The weekly residential price range ran from $218,000 to $3,200,000.

The rolling four-week residential view is steadier. The corrected four-week median sale price is $503,000, down slightly from $515,000 last week. The rolling average increased to $664,419, helped by upper-end activity. Rolling median DOM moved from 66 to 68 days, while rolling average DOM rose to 155.6. That tells the real story: buyers are still making deals, including at the upper end, but older listings are part of the clearing activity and negotiation remains normal.

Core county remains more functional than the resort market, but it softened from last week. Core supply moved from 6.5 to 8.4 months as four-week core sales fell to 29. Resort markets improved slightly, moving from 15.4 to 14.3 months of supply, but they remain slower and older than the core county. The countywide market is not uniform.

Land remains the clearest structural oversupply segment, but this week's corrected data shows activity. Five land sales closed, with a median sale price of $60,000, an average sale price of $66,900, and a sale range from $16,500 to $155,000. Against 703 active land listings, that activity is meaningful but not enough to change the broader land-market structure.

The caution remains inventory age. Median active residential DOM rose to 237, average active residential DOM rose to 283.2, and only about 9.5% of active residential listings have been on the market less than 90 days. Inventory is not growing, but what remains is old. That is why this market feels neutral in the field but still shows buyer leverage in the data.

Closed Sales (All Classes): 13

Closed Sales (Residential): 8

Closed Sales (Land): 5

Closed Sales (Commercial): 0

Closed Sales (Multi-use): 0

New Listings: 35

Pending Contracts (Under Contract): 66

Total Pending Inventory (All Classes): 218

Price Adjustments: 47

Expired Listings: 15

4-Week Residential Closings: 43

Active Residential Listings: 444

Residential Months of Supply: 10.3

The headline read this week is selective activity with more seller friction. Weekly residential closings fell, rolling four-week residential closings fell, and residential months of supply moved back above 10. But total closings were 13 after including land, active residential inventory declined slightly, pending contracts held steady, and residential pricing remains stable at the median. The market is not broadly weak. It is disciplined.

Countywide Residential Market Supply

Active Listings: 444

4-Week Residential Sales: 43

Residential Months of Supply: 10.3

Core County Market Supply

Active Listings: 244

Median Active Price: $549,250

Average DOM: 259.2

Median DOM: 224

4-Week Residential Sales: 29

Months of Supply: 8.4

Resort Market Supply

Active Listings: 200

Median Active Price: $538,500

Average DOM: 312.4

Median DOM: 270

4-Week Residential Sales: 14

Months of Supply: 14.3

Core county remains the more functional residential segment, but it softened from last week's 6.5-month reading to 8.4 months. That is still more balanced than the countywide headline, but not as tight as last week. Resort markets improved slightly from 15.4 to 14.3 months, but remain substantially slower and older. The countywide residential market is not moving as one market. Some price bands are active, while others remain heavily supplied.

• Total closed activity was 13 closings: 8 residential and 5 land.

• Weekly residential closed activity fell from 15 to 8.

• Land closed activity increased to 5 sales after correction.

• Corrected four-week residential activity fell from 51 to 43 closings, so the residential market gave back some of last week's absorption improvement.

• Countywide residential months of supply rose from 8.7 to 10.3.

• Active residential inventory edged down from 446 to 444 listings.

• New listings declined from 43 to 35.

• Pending contracts held steady, moving from 65 last week to 66 this week in the weekly activity view.

• Total pending inventory stands at 218 across all classes.

• Price adjustments rose sharply from 33 to 47, showing more seller repricing pressure.

• Expired listings rose from 9 to 15, another sign that misaligned listings are struggling.

• Core county supply moved from 6.5 to 8.4 months as four-week core sales slowed.

• Resort-market supply improved slightly from 15.4 to 14.3 months, though the resort side remains slower than core county.

• Weekly residential median sale price rose to $530,000, but the weekly residential average was pulled upward by a $3.2M sale.

• Rolling four-week residential median sale price eased to $503,000, while rolling average sale price rose to $664,419.

• Weekly residential median DOM increased to 126, and weekly average DOM increased to 262.3, showing older listings were part of the weekly closing mix.

• Weekly land sales had a median sale price of $60,000 and an average sale price of $66,900.

• Only 9.5% of active residential inventory has been on the market less than 90 days.

• The median residential list-to-sale ratio was 93.96% across 775 sampled residential sales, continuing to show normal buyer negotiation leverage.

This week recorded 13 total property closings: 8 residential sales and 5 land sales. No commercial or multi-use closings appeared in the weekly activity view.

The market added 35 new listings, showed 66 under-contract listings in the current weekly snapshot, posted 47 price adjustments, and recorded 15 expired listings. Compared with last week, residential closings slowed, new listings declined, pending activity remained steady, price adjustments rose, and expired listings increased. Land activity was stronger than the first pass of the data showed, with 5 land closings now captured.

That is the profile of a market with demand, but not indiscriminate demand. Buyers are still writing contracts, and both residential and land deals are closing. But buyers are not broadly rewarding aspirational pricing. Properly positioned listings can move. Mispriced or poorly presented listings are still facing resistance.

Closed Sales (All Classes): 13

Closed Sales (Residential): 8

Closed Sales (Land): 5

New Listings: 35

Pending Contracts (Under Contract): 66

Total Pending Inventory (All Classes): 218

Price Adjustments: 47

Expired Listings: 15

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

Under Contract (weekly snapshot): 66

Total Pending Inventory (all classes): 218

The pending pipeline remains active. Weekly pending contracts held essentially steady, moving from 65 last week to 66 this week, while total pending inventory across all classes stands at 218. That supports the idea that buyer activity is still present. The issue is not lack of demand; it is selectivity. Contracts still have to clear inspection, financing, appraisal, title, and final closing, so pending inventory should be read as pipeline, not certainty.

Residential Sales This Week: 8

Median Residential Sale Price: $530,000

Average Residential Sale Price: $939,375

Residential Sale Price Range: $218,000 – $3,200,000

Median Residential Days on Market: 126

Average Residential Days on Market: 262.3

This week's residential pricing is based on 8 sales. The median sale price rose to $530,000, while the average sale price jumped to $939,375. The average is not the cleanest indicator this week because the sale range included a $3,200,000 high-end closing. The median gives a steadier read of the typical weekly residential sale.

The DOM numbers are more important. Median DOM rose to 126, and average DOM rose to 262.3. That means older listings were a meaningful part of this week's closing activity. Some long-exposed properties are clearing, but likely after pricing, negotiation, or buyer-specific fit came into alignment. This supports the field read: the market is neither broadly hot nor broadly frozen. It is rewarding fit and punishing overreach.

Total Residential Closings (4 Weeks): 43

4-Week Residential Median Sale Price: $503,000

4-Week Residential Average Sale Price: $664,419

4-Week Residential Median Days on Market: 68

4-Week Residential Average Days on Market: 155.6

The four-week residential view cooled from last week but remains functional. Corrected four-week residential closings declined from 51 to 43, while active residential inventory declined slightly to 444. Countywide residential months of supply rose to 10.3.

The rolling median residential sale price eased from $515,000 to $503,000. The rolling average rose from $591,593 to $664,419, which shows upper-end activity still matters in the current window. Rolling median DOM moved from 66 to 68, and rolling average DOM rose to 155.6. That is not a collapse in demand. It is a market where buyers are active but disciplined, and where older listings can still clear when price and presentation finally meet the market.

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Active Residential Listings: 244

Listings Above $500,000: 133

Listings Below $400,000: 81

Median Active List Price: $549,250

Average Active Days on Market: 259.2

Median Active Days on Market: 224

Core county remains the more functional half of the residential market, but it softened this week. Active inventory is 244, corrected four-week residential sales are 29, and months of supply is 8.4. That is still more balanced than the countywide 10.3-month reading, but it is no longer as tight as last week's 6.5 months. Median active DOM is 224, and only 8.2% 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 94 active 3-bedroom homes. The core market also carries 49 active listings at $1 million and above.

The strongest core absorption signals this week are in the $700K–$799K and $600K–$699K bands. The $700K–$799K band shows 11 active listings against 3 rolling sales, for 3.7 months of supply. The $600K–$699K band shows 16 active listings against 4 rolling sales, for 4.0 months of supply. Those remain functional lanes.

Several previously stronger bands softened. The $500K–$599K band moved to 9.0 months of supply after last week's stronger 3.9-month reading. The $1M–$1.49M band remains very slow at 25.0 months, while the $800K–$899K band sits at 17.0 months. Core county is active, but not uniformly tight.

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: 312.4

Median Active Days on Market: 270

The resort markets improved slightly by absorption, but remain slower and older than core county. Active inventory is unchanged at 200, with 14 corrected four-week residential sales and 14.3 months of supply. Median active DOM increased to 270, and average active DOM rose to 312.4. Resort buyers are active in selected lanes, but broad inventory remains slow to clear.

Source: HomeHeading Intelligence

The resort market remains older and more buyer-favoring than core county, but the four-week clearing count improved slightly to 14. Months of supply now sits at 14.3, compared with 15.4 last week.

The strongest calculated resort reading is in the $800K–$899K band, with 6 active listings and 2 rolling sales, for 3.0 months of supply. That is a tight reading, but it is based on a thin sales count. The $400K–$499K band remains more functional at 8.5 months. The $1M–$1.49M and $1.5M-plus bands each show 13.0 months of supply.

Several resort bands remain slow or inactive. The $500K–$599K and $900K–$999K bands recorded no current four-week clearing signal. The under-$300K resort band has 57 active listings and 14.3 months of supply. Resort demand exists, but it is narrow and highly price-band specific.

Source: HomeHeading Intelligence

Active Residential Listings: 444

Listings Above $500,000: 235

Listings Below $400,000: 162

Median Active List Price: $547,000

Average Active Days on Market: 283.2

Median Active Days on Market: 237

Countywide residential inventory edged down again to 444 active listings. Inventory is not the problem by itself; age and pricing alignment are. Median active DOM rose to 237, and average active DOM rose to 283.2. The market is carrying slightly less residential inventory, but what remains is still heavily aged. That is why buyers retain leverage even while properly positioned homes can still move.

Source: HomeHeading Intelligence

Approximately 9.5% 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 97 listings, which reinforces the main market read: buyers are still seeing a lot of older inventory, and older inventory usually requires pricing discipline.

Active Land Listings: 703

Land Sales This Week: 5

Median Land Sale Price: $60,000

Average Land Sale Price: $66,900

Land Sale Price Range: $16,500 – $155,000

Land remains the most supply-heavy segment in Taos County, but the corrected weekly data shows actual land activity. Five land sales closed this week, with a median sale price of $60,000 and an average sale price of $66,900. Sale prices ranged from $16,500 to $155,000.

That activity matters, but it does not change the larger land-market structure. Active land inventory stands at 703 listings. The acreage and price-band structure remains concentrated in lower-price, smaller-acreage parcels, especially under $200K and in the 1–5 acre bucket. Land can trade when pricing and buyer fit line up, but the overall supply base remains very deep.

The corrected weekly data shows 5 land sales, with a median sale price of $60,000 and an average sale price of $66,900. That is a real activity signal, especially in a segment that often carries heavy inventory.

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: 25.8 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 79 active listings

The practical read is that land is moving selectively, mostly at modest price points, but the overall land market remains deeply supplied. Sellers need to price against a very large competing inventory pool. Buyers still have choices, especially in smaller-acreage and lower-price segments.

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.

Land DOM is not reported in this week's public summary because DOM was unavailable for the corrected land-sales records.

Taos County looks more neutral and selective than cleanly buyer- or seller-dominated. The countywide residential months-of-supply number moved back above 10, which gives buyers leverage on paper. But active residential inventory edged down, pending activity held steady, 8 homes closed, and 5 land parcels closed. Properly positioned properties are still moving. The market is not rewarding every seller, but it is not shutting down either.

The corrected internal market shifted this week:

• total closings were 13 across all classes

• residential closings fell to 8 after last week's 15-sale surge

• land closings increased to 5

• corrected four-week residential closings fell to 43

• countywide residential months of supply rose to 10.3

• active residential inventory edged down to 444

• new listings declined to 35

• pending contracts held steady at 66

• price adjustments rose to 47

• expired listings rose to 15

• weekly residential median sale price rose to $530,000

• weekly residential average sale price jumped to $939,375 because of a $3.2M sale

• rolling residential median price eased to $503,000

• rolling residential average price increased to $664,419

• weekly residential DOM increased sharply, with median DOM at 126 and average DOM at 262.3

• core county softened to 8.4 months of supply

• resort markets improved slightly to 14.3 months of supply

• active residential inventory aged again, with only 9.5% of listings under 90 days on market

• land remains deeply oversupplied, with 703 active listings, but this week did include 5 land closings

The practical read is disciplined neutrality. Buyers have leverage on stale or overreaching listings. Sellers still have a path when pricing, preparation, and presentation are aligned with the real competitive set. Land sellers also have proof that land can move, but the supply backdrop remains difficult. The danger for sellers is aspirational pricing. The danger for buyers is assuming every property is weak. This is a segment-by-segment market, and the well-positioned inventory is behaving differently from the stale inventory.

How many properties sold in Taos County this week?

13 properties closed in Taos County this week. The weekly activity view showed 8 residential sales and 5 land sales. No commercial or multi-use closings were recorded in this week's activity view.

How many homes sold in Taos County this week?

8 residential homes sold in Taos County this week. Residential pricing analysis in this report is based only on those 8 residential sales.

How many land sales closed this week?

5 land sales closed this week. The median land sale price was $60,000, the average land sale price was $66,900, and the land sale price range was $16,500 to $155,000.

What is the median home sale price in Taos County?

The median residential sale price this week was $530,000, based on 8 residential sales. This should be viewed alongside the corrected 4-week rolling residential median of $503,000.

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

The Taos market is increasingly selective and closer to neutral in the field, though the countywide residential supply math still gives buyers leverage. Countywide residential supply stands at 10.3 months, but active inventory edged down and pending activity held steady. Well-positioned properties can still move, while overpriced or stale listings face resistance.

How much housing inventory is available in Taos County?

There are 444 active residential listings in Taos County. Of those, 235 are listed above $500,000 and 162 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 10.3 months of residential supply, which indicates buyer leverage overall, but some price bands and locations are moving faster than the countywide number suggests.

How are core county and resort markets different?

The core county market is clearing faster than the resort market, but it softened this week. Core county has 244 active residential listings and 8.4 months of supply. Resort markets have 200 active residential listings and 14.3 months of supply. The resort side improved slightly, but remains slower and older than core county.

What is happening in the Taos land market?

The land market remains structurally oversupplied, with 703 active listings, but the corrected weekly data shows 5 land sales. The largest land concentration is in the Under $50K price band, and the largest acreage bucket is 1–5 acres. Land can move when priced correctly, but the supply base remains very large.

Why did price adjustments matter this week?

Price adjustments rose from 33 to 47, while expired listings rose from 9 to 15. That is an important market signal. It suggests sellers are facing more pressure when pricing does not match buyer expectations. The market is active, but it is not forgiving.

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 residential 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