El Prado / Blueberry Hill / Colonias Neighborhood Market Snapshot

Overview

That is a distinctly buyer-favorable market position. It does not mean homes are not selling, but it does mean buyers have considerable choice and sellers are competing against a large inventory pool.

The imbalance widened this week. Active inventory increased from 59 to 64 listings, while the trailing 12-week sales count declined from 10 to 9. Four-week sales remained at 2, and months of supply increased from 17.7 to 21.3. The zone remains last among the six comparison areas for overall competitiveness.

Buyer activity remains selective

Only 2 residential properties sold during the most recent four-week period. The broader 12-week count stands at 9, so buyer activity is present but light relative to the 64 homes currently available.

The recent sales sample is also concentrated. Single-family homes accounted for 8 of the 9 trailing sales and 46 of the 64 active listings. Condos and townhomes account for 12 active listings but recorded no sales during the 12-week window. Manufactured or mobile homes account for 5 active listings and one sale, while the single active Earthship recorded no sale.

The overall 12-week median sold price was $510,000, and the single-family median was $549,500. Those figures are useful as directional context, but nine total sales across a large and varied zone are not enough to establish a precise market-wide pricing trend.

Sellers are still achieving close-to-list results when a sale occurs

The median active listing has been on the market for 62 days, only slightly higher than the prior week’s 60 days. The upper quarter of active inventory has been listed for at least 176 days, showing that a substantial group of properties has been exposed for much longer.

Twenty-nine listings, or 45% of the active inventory, have been on the market for 90 days or more. That is a meaningful stale tail, although the share is essentially unchanged from last week’s 46%.

The encouraging seller-side signal is the 98.1% list-to-sale ratio. Properties that are reaching closing have generally sold close to their final list prices. That does not remove the inventory challenge; it suggests that properly positioned listings can still hold reasonably close to asking once they secure a buyer.

The median sold property took 66 days to sell over the trailing 12 weeks. For single-family homes, the median was 69 days. The market is not frozen, but sellers should expect buyers to compare alternatives carefully before committing.

The four sub-areas are all buyer-favorable, but they are not behaving identically

El Prado carries the largest active inventory, with 22 listings and 3 sales over the trailing 12 weeks. That produces 22 months of supply. Median active DOM is 76 days, and half of the active listings have been on the market for at least 90 days. The three recent El Prado sales had a median price of $589,000, but the sample is too small to treat that as a firm pricing benchmark.

Blueberry Hill has 13 active listings and 2 trailing sales, producing 19.5 months of supply. Median active DOM is 67 days, and 46% of the inventory is stale. Buyer activity has been limited, and the sales sample is too thin for a reliable price conclusion.

Colonias Upper is the slowest-clearing sub-area in the group. It has 19 active listings against 2 trailing sales, resulting in 28.5 months of supply. Median active DOM is 61 days, while 47% of listings have been active for at least 90 days. The relatively moderate median DOM should not obscure the larger supply imbalance.

Colonias Lower has the most functional absorption profile of the four areas, although it remains buyer-favorable. It has 10 active listings, 2 trailing sales, and 15 months of supply. Median active DOM is 50.5 days, and the stale share is 30%, noticeably lower than in the other three sub-areas.

Colonias Lower therefore has the freshest inventory profile and the lowest supply reading in the zone. Colonias Upper has the heaviest supply burden. El Prado carries the most inventory, and Blueberry Hill sits between the two in both supply and time-on-market behavior.

Bottom Line

El Prado / Blueberry Hill / Colonias remains one of the more buyer-favorable residential areas in the current Taos comparison set. Inventory increased, recent sales remained limited, and months of supply moved above 21.

For buyers, that creates room to compare condition, location, acreage, and pricing across a broad set of alternatives. Leverage will be strongest on listings that have accumulated substantial market time or are competing directly with similar homes.

For sellers, the 98.1% list-to-sale ratio shows that close-to-list outcomes are still possible, but first reaching agreement with a buyer is the harder part of the current market. Pricing and presentation need to make sense against both the immediate sub-area competition and the wider north-of-Taos inventory pool.

Social caption version

El Prado / Blueberry Hill / Colonias now has 64 active residential listings against 9 sales over the past 12 weeks, pushing months of supply to 21.3. Buyer activity remains selective, although properties that do close are achieving a strong 98.1% list-to-sale ratio. Colonias Lower currently has the most functional supply profile, while Colonias Upper is carrying the heaviest inventory relative to recent sales.