Taos Real Estate Intelligence Report

Taos County recorded a stronger week of closing activity, but the market remains buyer-favoring overall. The weekly activity view showed 17 total closings across all property classes: 14 residential sales and 3 land sales. New listings declined to 33, pending contracts eased to 52, price adjustments totaled 30, and expired listings fell to 10.

The more important movement appears in the corrected four-week view. Residential closings increased to 44 over the rolling window, bringing countywide residential months of supply to 9.9 against 436 active listings. That is a more functional absorption pace than the double-digit supply readings seen earlier in the season, but 9.9 months still leaves buyers with meaningful choice and negotiating leverage.

Pricing moved lower at the center of both the weekly and rolling samples. The weekly median residential sale price was $397,250, while the corrected four-week median declined to $464,000. At the same time, the weekly average rose to $506,107, showing that the composition of closings—not a uniform countywide price shift—continues to affect the headline numbers.

The internal structure also changed meaningfully. Core county remains the stronger segment at 8.5 months of supply, but resort-market absorption improved to 12.4 months on 16 rolling sales. The resort side is still slower and carries substantially older inventory, yet the gap between the two segments is narrower than it was in the June gold-master report.

Taos County remains a buyer-favoring residential market, although the current transaction pace is healthier than the weekly sales sample alone might suggest. The report-week activity view recorded 14 residential sales, double the prior week’s 7, while the corrected four-week residential closing count increased from 38 to 44.

Countywide active residential inventory stands at 436 listings, producing 9.9 months of supply. That is not a seller’s market, but it represents a more balanced clearing pace than the county’s earlier double-digit supply levels. Buyers still retain leverage because the active inventory pool is deep and unusually old: median active DOM is 244, average active DOM is 289.4, and only about 9.6% of active residential listings have been on the market for 90 days or less.

Core county remains the more functional segment, with 237 active listings, 28 corrected four-week sales, and 8.5 months of supply. Resort markets have 199 active listings, 16 corrected four-week sales, and 12.4 months of supply. Resort absorption has improved, particularly in the $600K–$699K band, but the resort inventory remains older, with median active DOM at 277 and average active DOM above 320 days.

Weekly residential pricing was sample-sensitive. The 14 sales ranged from $100,000 to $1.33 million. The median fell to $397,250, while the average increased to $506,107. The corrected four-week median declined to $464,000 and the rolling average to $610,284. Those movements are best interpreted as a change in the composition of recent closings rather than proof of a uniform market-wide price decline.

Land remains structurally oversupplied. Active land inventory stands at 704 listings, while only 3 land sales appeared in this week’s closed activity view. The largest inventory concentrations remain below $200,000 and within the 1–5 acre category.

Closed Sales — All Classes: 17

Closed Sales — Residential: 14

Closed Sales — Land: 3

New Listings: 33

Pending Contracts — Under Contract: 52

Price Adjustments: 30

Expired Listings: 10

4-Week Residential Closings: 44

Active Residential Listings: 436

Residential Months of Supply: 9.9

The central signal this week is stronger transaction volume paired with persistent inventory age. Weekly residential closings doubled, the rolling four-week count increased to 44, and calculated absorption improved to a more functional level. Even so, the active market remains deep, older listings dominate the supply pool, and negotiation remains visible in the 94.12% median list-to-sale ratio.

Countywide Market Supply

Active Listings: 436

4-Week Residential Sales: 44

Months of Supply: 9.9

Core County Market Supply

Active Listings: 237

Median Active Price: $539,000

Average Active DOM: 261.9

Median Active DOM: 228

4-Week Residential Sales: 28

Months of Supply: 8.5

Resort Market Supply

Active Listings: 199

Median Active Price: $525,000

Average Active DOM: 321.8

Median Active DOM: 277

4-Week Residential Sales: 16

Months of Supply: 12.4

Core county continues to clear faster, but the difference is no longer as extreme as it was earlier in the season. Core supply sits at 8.5 months, while resort supply stands at 12.4 months. The resort market remains slower and older, but 16 corrected four-week sales show that resort demand is not dormant. Countywide, the market has moved into a more functional absorption range without becoming broadly seller-favoring.

• Weekly closed activity increased to 17 total closings: 14 residential and 3 land.

• The corrected four-week residential closing count increased to 44, strengthening the underlying absorption reading.

• Countywide residential months of supply stands at 9.9, which remains buyer-favoring but is more functional than the double-digit readings seen earlier in the season.

• New listings declined to 33, reducing the amount of fresh weekly supply entering the market.

• Pending contracts eased to 52. This still represents an active pipeline, but pending contracts are not guaranteed closings.

• Expired listings declined sharply to 10 after the prior week’s higher total, reducing the immediate seller-failure signal.

• The weekly median residential sale price fell to $397,250, while the average rose to $506,107. The divergence indicates a mixed closing composition rather than a clean directional pricing signal.

• The corrected four-week median declined to $464,000, while the rolling average remained substantially higher at $610,284 because upper-end transactions continue to influence the mean.

• Core county remains stronger at 8.5 months of supply, but resort absorption improved to 12.4 months on 16 rolling sales.

• The $600K–$699K band is the strongest countywide residential price segment at 3.6 months of supply.

• Only about 9.6% of active residential inventory has been on the market 90 days or less, and 101 listings have been active for more than one year.

• The median list-to-sale ratio is 94.12% across 721 sampled residential sales, supporting continued buyer negotiation leverage.

This week recorded 17 total property closings across all classes. Residential accounted for 14 sales, while land accounted for 3. No commercial or multi-use closings appeared in the weekly activity view.

Compared with the prior week, total closings increased from 10 to 17 and residential closings increased from 7 to 14. New listings declined from 53 to 33, pending contracts eased from 56 to 52, price adjustments moved from 33 to 30, and expired listings declined from 21 to 10.

That combination is more constructive than last week’s activity mix. More transactions closed while fewer new listings and expirations entered the weekly totals. It does not eliminate the county’s inventory overhang, but it shows that buyer activity is converting into closings at a stronger pace.

Closed Sales — Residential: 14

Closed Sales — Land: 3

Closed Sales — All Classes: 17

New Listings: 33

Pending Contracts — Under Contract: 52

Price Adjustments: 30

Expired Listings: 10

Pending activity represents the current contract pipeline, not a count of guaranteed future closings.

Under Contract — Weekly Activity: 52

The weekly activity view recorded 52 pending contracts. That is slightly below the prior week’s 56, but it still shows a meaningful volume of properties moving through inspection, financing, appraisal, title, and other contract contingencies. The pipeline remains active, although it should not be interpreted as a one-for-one forecast of upcoming closed sales.

Residential Sales This Week: 14

Median Sale Price: $397,250

Average Sale Price: $506,107

Weekly Price Range: $100,000–$1,330,000

Median Days on Market: 107

Average Days on Market: 134.8

This week’s residential pricing is based on 14 sales, a better sample than the prior week but still small enough to be influenced by the mix of properties that happened to close.

The median sale price declined to $397,250, while the average increased to $506,107. That split shows that more of the week’s closings occurred below the prior median, while several higher-value transactions continued to lift the average. The result is not evidence that every part of the market moved lower by the same amount.

Median DOM increased to 107, and average DOM was 134.8. Buyers are completing transactions, but older inventory remains part of the closing mix. This was a stronger sales week, not a fast-market reading.

Total Residential Closings — 4 Weeks: 44

4-Week Median Sale Price: $464,000

4-Week Average Sale Price: $610,284

4-Week Median Days on Market: 86

4-Week Average Days on Market: 161.2

The corrected four-week view shows stronger underlying transaction volume than the single-week figures alone. Residential closings increased from 38 to 44 across the rolling window, supporting a countywide months-of-supply reading of 9.9.

Pricing moved lower within the rolling sample. The four-week median declined to $464,000 and the average declined to $610,284. The large difference between the median and average shows that higher-end sales continue to affect the mean even as the center of the closing distribution moved lower.

Rolling median DOM increased to 86, while average DOM reached 161.2. The market is absorbing more homes, but it is also clearing a meaningful share of older inventory. That is consistent with a selective market in which appropriately positioned properties can transact while long-exposed listings require more time, negotiation, or adjustment.

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Active Residential Listings: 237

Listings Above $500,000: 127

Listings Below $400,000: 82

Median Active List Price: $539,000

Average Active Days on Market: 261.9

Median Active Days on Market: 228

Core county remains the stronger residential segment, with 28 corrected four-week sales against 237 active listings. Months of supply stands at 8.5. That is a functional but still selective market.

The age profile remains a constraint. Median active DOM is 228, average active DOM is 261.9, and only about 8.4% of core inventory has been active for 90 days or less. Buyers have alternatives, but the strongest price segments are clearing at a substantially better pace than the broad inventory total suggests.

Source: HomeHeading Intelligence

Two- and three-bedroom homes remain the center of the core inventory base, with 84 active 2-bedroom homes and 91 active 3-bedroom homes. The upper end remains substantial, with 48 core listings priced at $1 million or more.

The strongest core absorption signal is concentrated in the $600K–$699K band. That segment has 13 active listings against 5 corrected four-week sales, producing just 2.6 months of supply. The $300K–$399K band is also comparatively active at 4.6 months, while the $500K–$599K band stands at 6.8 months.

The slower core segments remain easy to identify. The $1M–$1.49M band carries 24 months of supply. The $400K–$499K band stands at 13.5 months, while the $700K–$799K and $1.5M-plus bands each sit at 12 months. The $800K–$899K and $900K–$999K bands recorded no sales in the rolling window.

Core county is functioning, but it is highly segmented. The broad market label matters less than the specific price band, bedroom count, condition, and exposure history of an individual property.

The clearest core-county strength is in the $600K–$699K band at 2.6 months of supply. The $300K–$399K band follows at 4.6 months, and the $500K–$599K band stands at 6.8 months.

Supply is substantially heavier in the $1M–$1.49M band at 24 months. The $400K–$499K band is at 13.5 months, while the $700K–$799K and $1.5M-plus bands each sit at 12 months. No rolling sales were recorded in the $800K–$899K or $900K–$999K bands.

Source: HomeHeading Intelligence

Active Residential Listings: 199

Listings Above $500,000: 100

Listings Below $400,000: 81

Median Active List Price: $525,000

Average Active Days on Market: 321.8

Median Active Days on Market: 277

Resort markets remain slower than core county, but the current absorption reading is materially more functional than the June gold-master report. Resort inventory stands at 199 active listings against 16 corrected four-week sales, producing 12.4 months of supply.

The improvement does not erase the inventory-age problem. Median active DOM is 277, average active DOM is 321.8, and only about 11.1% of resort listings have been active for 90 days or less. The resort market is transacting, but buyers continue to have extensive choice among long-exposed listings.

Source: HomeHeading Intelligence

The largest resort inventory concentration remains under $300,000, with 57 active listings. That band is heavily weighted toward 1- and 2-bedroom properties and carries 28.5 months of supply, making it one of the slowest meaningful resort segments.

The strongest resort absorption appears in the $600K–$699K band, with 19 active listings against 4 rolling sales for 4.8 months of supply. The $800K–$899K band calculates at 6 months, but that result is based on only one rolling sale and should be treated as a thin signal.

The middle bands are more functional than the headline resort total suggests. The $300K–$399K band stands at 8 months, the $400K–$499K band at 9 months, and the $500K–$599K band at 11.5 months.

The resort market is still buyer-favoring and unusually old, but demand is now appearing across more price bands than it did earlier in the season. The improvement is real, though not broad enough to make the resort side seller-driven.

The strongest calculated resort band is $600K–$699K at 4.8 months of supply. The $800K–$899K band calculates at 6 months, but only one sale supports that result. The $300K–$399K and $400K–$499K bands are also moving at more functional rates of 8 and 9 months.

The under-$300K segment remains heavily supplied at 28.5 months. No rolling sales appeared in the $700K–$799K or $900K–$999K bands. Resort demand has broadened, but the market remains uneven and buyer-favoring.

Source: HomeHeading Intelligence

Active Residential Listings: 436

Listings Above $500,000: 227

Listings Below $400,000: 163

Median Active List Price: $536,500

Average Active Days on Market: 289.4

Median Active Days on Market: 244

Countywide inventory remains deep and old. The active residential market contains 436 listings, more than half of which are priced at $500,000 or above. Median active DOM is 244, average active DOM is 289.4, and 101 listings have been exposed for more than a year.

The stronger four-week closing count has brought months of supply down to 9.9, but the age of the inventory pool continues to support buyer leverage. This is not simply a market with many choices; it is a market with a large volume of long-exposed choices.

Source: HomeHeading Intelligence

Only 42 active residential listings have been on the market for 90 days or less, representing approximately 9.6% of active supply. More than nine out of ten active listings have therefore been exposed for longer than 90 days or lack a usable DOM value.

The largest inventory-age bucket is 181–365 days, with 184 listings. Another 101 listings have been active for more than one year. This age profile is one of the clearest explanations for continued buyer leverage even as the four-week transaction pace improves.

Active Land Listings: 704

Weekly Land Closings: 3

Weekly Median Land Sale Price: $60,000

Weekly Average Land Sale Price: $78,000

Weekly Land Price Range: $44,000–$130,000

Median Land DOM: 110

Land remains the most supply-heavy segment in Taos County. Active inventory stands at 704 listings, while 3 land sales appeared in the weekly closed activity view. The weekly land activity is useful evidence of demand, but it remains small relative to the available supply.

The inventory base is concentrated in lower-priced parcels and smaller acreage categories. The under-$50,000 band contains 200 active listings, while the 1–5 acre bucket contains 323.

The dominant land price band remains under $50,000, with 200 active listings. The dominant acreage category remains 1–5 acres, with 323 listings. Sub-$300,000 land accounts for 600 active listings, demonstrating how heavily the market remains weighted toward lower-priced inventory.

Selected rolling land-supply signals remain highly buyer-favoring:

• Under $50K: 200 active, 4 rolling sales, 50.0 months of supply

• $50K–$74,999: 103 active, 3 rolling sales, 34.3 months of supply

• $75K–$99,999: 77 active, 1 rolling sale, 77.0 months of supply

• $100K–$199,999: 141 active, 5 rolling sales, 28.2 months of supply

• $200K–$299,999: 79 active with no rolling sales

• Every land band from $300K upward also recorded no current rolling clearing signal

There are narrow exceptions inside the acreage matrix. For example, under-$50,000 parcels in the 10–20 acre category calculate at 6 months of supply, and sub-one-acre parcels from $100,000 to $199,999 calculate at 5.5 months. Those are small internal pockets, not evidence that the broad land market has tightened.

With 704 active listings and only 3 weekly closings, land remains the clearest structural oversupply segment in Taos 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.

A reliable total-pending-inventory figure was not included in this report. The pending section therefore uses only the 52 contracts recorded in the weekly activity view.

Two active residential listings did not have a usable days-on-market value and are shown separately in the inventory-age table.

Taos County produced a stronger week of closed activity and a healthier four-week absorption reading, but the market remains buyer-favoring.

The weekly view recorded 17 total closings: 14 residential and 3 land. Residential closings doubled from the prior week, while the corrected four-week residential count increased to 44. Against 436 active homes, that produces 9.9 months of countywide residential supply.

The important shifts are structural:

• core county remains the stronger segment at 8.5 months of supply

• resort absorption improved to 12.4 months, narrowing the gap with core county

• the $600K–$699K band is the strongest countywide price segment at 3.6 months of supply

• weekly median price declined to $397,250, while the average rose to $506,107 because of the closing mix

• rolling median price declined to $464,000, while the rolling average remained much higher at $610,284

• only about 9.6% of active residential inventory has been listed for 90 days or less

• 101 residential listings have been active for more than one year

• new listings declined to 33 while expired listings fell to 10

• the median list-to-sale ratio remains 94.12%, showing continued room for negotiation

• land remains deeply oversupplied, with 704 active listings against only 3 weekly closings

The practical read is that Taos County is transacting more effectively, but it is not broadly tight. Buyers still have leverage because inventory is deep, old, and unevenly distributed. Sellers can succeed, particularly in the stronger core and resort price bands, but the market continues to punish weak positioning. Price, condition, presentation, and exposure strategy remain decisive.

How many homes sold in Taos County this week?

Fourteen residential properties sold in the weekly activity view. Seventeen properties closed across all classes, consisting of 14 residential sales and 3 land sales.

What is the median home sale price in Taos County?

The weekly median residential sale price was $397,250, based on 14 sales. The corrected four-week median was $464,000. Both figures should be interpreted in light of the mix of properties that closed.

Is the Taos real estate market favoring buyers or sellers?

The market remains buyer-favoring overall. Countywide residential supply stands at 9.9 months, with 436 active listings and an unusually old inventory profile. Some specific price bands are considerably tighter than the countywide total.

How much residential inventory is available in Taos County?

There are 436 active residential listings. Of those, 227 are priced above $500,000 and 163 are priced below $400,000. The median active list price is $536,500.

What does months of supply mean?

Months of supply estimates how long it would take to sell the current active inventory at the recent pace of sales. Taos County currently has 9.9 months of residential supply. That is more functional than earlier double-digit readings, but it still indicates buyer leverage overall.

How are core county and resort markets different?

Core county is clearing faster, with 237 active listings, 28 corrected four-week sales, and 8.5 months of supply. Resort markets have 199 active listings, 16 corrected four-week sales, and 12.4 months of supply. Resort absorption improved, but its inventory remains substantially older.

Which residential price band is moving fastest?

Countywide, the $600K–$699K band is the strongest calculated segment, with 32 active listings, 9 corrected four-week sales, and 3.6 months of supply. Within core county, that same band stands at 2.6 months. In the resort markets, it stands at 4.8 months.

Why did the weekly median price fall while the average increased?

The week included sales ranging from $100,000 to $1.33 million. More closings occurred toward the lower part of the distribution, pulling down the median, while higher-value transactions continued to lift the average. The divergence reflects sales mix rather than a uniform change in every property’s value.

What is happening in the Taos land market?

The land market remains structurally oversupplied, with 704 active listings. The largest concentration is under $50,000, and the largest acreage category is 1–5 acres. Three land sales appeared in the weekly activity view, with a median price of $60,000.

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, allowing later broker-reported sales to be assigned to their actual closing dates. The rolling view is the better measure of absorption and current 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