Taos Real Estate Intelligence Report

Taos County recorded a lighter week of residential closings, while seller price adjustments increased sharply. The weekly activity view showed 11 total closings across all property classes: 7 residential sales and 4 land sales. New listings declined to 30, pending contracts held at 52, price adjustments increased to 62, and expired listings edged up to 11.

The corrected four-week view also softened. Residential closings declined from 44 to 40, while active residential inventory stands at 432. That produces 10.8 months of countywide residential supply, moving the overall market back above the 10-month threshold and reinforcing a buyer-favoring position.

Weekly residential pricing moved higher, but the result is based on only 7 sales. The weekly median rose to $660,000 and the average to $667,357, with transactions ranging from $164,500 to $1.628 million. The rolling four-week median also increased to $539,000, although the current pricing movement remains sensitive to the mix of properties that closed.

The core-versus-resort pattern shifted. Core county slowed to 10.1 months of supply on 23 rolling sales. Resort markets improved to 11.7 months on 17 rolling sales, narrowing the difference between the two segments. Core county remains slightly more functional, but the current gap is small and both segments remain buyer-favoring.

Taos County remains a buyer-favoring residential market. The weekly activity view recorded 7 residential closings, down from 14 the prior week, while the corrected four-week closing count declined from 44 to 40.

Countywide active residential inventory stands at 432 listings, producing 10.8 months of supply. That is a slower absorption rate than the prior report’s 9.9-month reading and places the county back in double-digit supply. Buyers continue to benefit from a large and unusually old inventory pool: median active DOM is 247, average active DOM is 293, and only about 9.7% of listings have been active for 90 days or less.

Core county has 233 active listings, 23 corrected four-week sales, and 10.1 months of supply. Resort markets have 199 active listings, 17 corrected four-week sales, and 11.7 months of supply. Resort absorption improved modestly while core absorption weakened, leaving the two segments closer together than they were a week ago.

Weekly residential pricing was driven by a thin and mixed sample. The 7 sales ranged from $164,500 to $1.628 million. The weekly median increased to $660,000 and the average to $667,357. The rolling median increased to $539,000 and the rolling average to $626,813. These figures show a higher-priced closing mix, not proof of a uniform countywide price increase.

The clearest seller-side signal is the increase in price adjustments from 30 to 62. That is a substantial weekly change and suggests more sellers are responding to accumulated market time and buyer resistance. The median list-to-sale ratio remains 94.12% across 703 sampled residential sales, confirming that negotiation remains part of the market.

Land remains structurally oversupplied. Active land inventory stands at 706 listings, while 4 land sales appeared in the weekly activity view. The largest inventory concentrations remain below $200,000 and within the 1–5 acre category.

Closed Sales — All Classes: 11

Closed Sales — Residential: 7

Closed Sales — Land: 4

New Listings: 30

Pending Contracts — Under Contract: 52

Price Adjustments: 62

Expired Listings: 11

4-Week Residential Closings: 40

Active Residential Listings: 432

Residential Months of Supply: 10.8

The strongest signal this week is not the higher weekly median price; it is the combination of lighter residential closing volume, a lower rolling sales count, and twice as many price adjustments. Buyers remain active, but sellers are encountering enough resistance to make repositioning increasingly visible.

Countywide Market Supply

Active Listings: 432

4-Week Residential Sales: 40

Months of Supply: 10.8

Core County Market Supply

Active Listings: 233

Median Active Price: $535,000

Average Active DOM: 264.4

Median Active DOM: 235

4-Week Residential Sales: 23

Months of Supply: 10.1

Resort Market Supply

Active Listings: 199

Median Active Price: $525,000

Average Active DOM: 326.1

Median Active DOM: 283

4-Week Residential Sales: 17

Months of Supply: 11.7

Core and resort supply are now much closer than they were in the July 12 report. Core county slowed from 8.5 to 10.1 months of supply as rolling sales declined to 23. Resort markets improved from 12.4 to 11.7 months as rolling sales increased to 17.

Core county still clears slightly faster, but neither segment is tight. The resort market remains substantially older, while the core side has lost some of its recent absorption advantage. Countywide, the 10.8-month reading points to a selective market with meaningful buyer leverage.

• Weekly closed activity declined to 11 total closings: 7 residential and 4 land.

• Residential closings fell from 14 to 7, while land closings increased from 3 to 4.

• The corrected four-week residential closing count declined from 44 to 40.

• Countywide residential supply stands at 10.8 months, returning the market to a double-digit buyer-favoring level.

• New listings declined slightly to 30.

• Pending contracts held steady at 52, maintaining the same weekly pipeline count as the prior report.

• Price adjustments increased sharply from 30 to 62, the clearest sign of growing seller response to market resistance.

• Expired listings increased slightly from 10 to 11.

• The weekly median residential sale price increased to $660,000, but the figure is based on only 7 sales and a price range extending from $164,500 to $1.628 million.

• The rolling four-week median increased to $539,000, while the rolling average rose to $626,813.

• Core county slowed to 10.1 months of supply, while resort markets improved to 11.7 months.

• The $600K–$699K band remains the strongest countywide price segment at 4.1 months of supply.

• The $700K–$799K band is the slowest active countywide segment with a current rolling sale, at 32 months of supply.

• Only about 9.7% of active residential inventory has been listed for 90 days or less.

• The median list-to-sale ratio remains 94.12% across 703 sampled residential sales, indicating continued buyer negotiation leverage.

This week recorded 11 total property closings across all classes. Residential accounted for 7 sales and land accounted for 4. No commercial or multi-use closings appeared in the weekly activity view.

Compared with the prior week, total closings declined from 17 to 11 and residential closings declined from 14 to 7. Land closings increased from 3 to 4. New listings moved from 33 to 30, pending contracts held at 52, price adjustments increased from 30 to 62, and expired listings moved from 10 to 11.

The activity mix is more defensive than the prior report. Fewer residential properties closed, while seller price changes more than doubled. Pending activity did not weaken, but the larger adjustment count suggests active sellers are working harder to meet the market.

Closed Sales — Residential: 7

Closed Sales — Land: 4

Closed Sales — All Classes: 11

New Listings: 30

Pending Contracts — Under Contract: 52

Price Adjustments: 62

Expired Listings: 11

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, unchanged from the prior week. That indicates continued buyer engagement despite the lighter closing count. These contracts still must pass through inspection, financing, appraisal, title, and other contingencies, so the weekly pending count should not be treated as a direct forecast of future closings.

Residential Sales This Week: 7

Median Sale Price: $660,000

Average Sale Price: $667,357

Weekly Price Range: $164,500–$1,628,000

Median Days on Market: 65

Average Days on Market: 197.4

This week’s residential pricing is based on only 7 sales, making the figures highly sensitive to the specific properties that closed.

The median increased to $660,000 and the average to $667,357. Those two figures are relatively close, but the price range is extremely wide, extending from $164,500 to $1.628 million. The increase from the prior week reflects a higher-priced closing mix rather than a clean countywide appreciation signal.

Median DOM declined from 107 to 65. Average DOM, however, remained much higher at 197.4. That divergence shows that several transactions moved within a more typical period while at least part of the weekly sample consisted of very long-exposed inventory.

Total Residential Closings — 4 Weeks: 40

4-Week Median Sale Price: $539,000

4-Week Average Sale Price: $626,813

4-Week Median Days on Market: 85

4-Week Average Days on Market: 168.5

The corrected four-week closing count declined from 44 to 40. Against 432 active residential listings, that produces 10.8 months of supply and confirms that overall absorption weakened from the prior report.

Rolling pricing moved higher. The median increased from $464,000 to $539,000, while the average increased from $610,284 to $626,813. The continued gap between the median and average shows that higher-end transactions still influence the mean, while the shift in the median indicates that more of the current rolling sample closed at higher price points.

Rolling median DOM eased slightly from 86 to 85, while average DOM increased to 168.5. The market is still closing older inventory, even as the middle of the rolling sample remains near the three-month mark.

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Active Residential Listings: 233

Listings Above $500,000: 124

Listings Below $400,000: 82

Median Active List Price: $535,000

Average Active Days on Market: 264.4

Median Active Days on Market: 235

Core county has 233 active listings against 23 corrected four-week sales, producing 10.1 months of supply. That is a notable slowdown from the prior report’s 8.5-month reading.

The active inventory remains old. Median active DOM is 235, average active DOM is 264.4, and only about 8.6% of core listings have been active for 90 days or less.

The core market is still stronger than the county’s slowest segments, but its recent absorption advantage has narrowed. Strength remains concentrated in a few price bands rather than spread evenly across the market.

Source: HomeHeading Intelligence

Two- and three-bedroom homes remain the center of core inventory, with 82 active 2-bedroom homes and 90 active 3-bedroom homes. The upper end remains substantial, with 47 listings priced at $1 million or more.

The strongest core absorption remains in the $600K–$699K band. That segment has 13 active listings against 5 corrected four-week sales, producing 2.6 months of supply. The $300K–$399K band follows at 5.9 months, while the $500K–$599K band stands at 9 months.

Several core bands are materially slower. The $400K–$499K band carries 26 months of supply. The $1M–$1.49M band stands at 23 months, and the $1.5M-plus segment is at 12 months.

No corrected rolling sales appeared in the $700K–$799K, $800K–$899K, or $900K–$999K bands. The core market therefore remains highly segmented: competitive in a narrow group of price ranges and slow across several others.

The $600K–$699K band remains the clearest core strength at 2.6 months of supply. The $300K–$399K segment stands at 5.9 months, while the $500K–$599K band has moved to 9 months.

The $400K–$499K band is the slowest core segment with a current rolling sale, at 26 months of supply. The $1M–$1.49M band follows at 23 months. No rolling sales appeared in the three bands from $700,000 through $999,999.

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: 326.1

Median Active Days on Market: 283

Resort markets have 199 active listings against 17 corrected four-week sales, producing 11.7 months of supply. That is a modest improvement from the prior report’s 12.4-month reading.

The resort inventory remains substantially older than the core market. Median active DOM is 283, average active DOM is 326.1, and only about 11.1% of resort listings have been active for 90 days or less.

The resort side remains buyer-favoring, but current sales are distributed across more price bands than on the core side. Its improvement this week narrowed the gap between the two market segments.

Source: HomeHeading Intelligence

The largest resort inventory concentration remains under $300,000, with 57 active listings. That band carries 28.5 months of supply and remains one of the slowest meaningful resort segments.

The $300K–$399K, $800K–$899K, and $900K–$999K bands each calculate at 6 months of supply. The latter two readings are supported by only one rolling sale apiece and should be treated as thin signals.

The $600K–$699K segment stands at 6.7 months of supply on 3 rolling sales. The $500K–$599K band remains slower at 11.5 months, while the $700K–$799K band carries 20 months.

The resort market is still old and buyer-favoring, but current demand is spread across multiple price ranges. That broader distribution helped improve resort absorption even as the core market slowed.

The most functional resort segments are the $300K–$399K, $800K–$899K, and $900K–$999K bands at 6 months of supply. The $600K–$699K band follows at 6.7 months.

The under-$300K segment remains heavily supplied at 28.5 months. The $700K–$799K band stands at 20 months, while the $400K–$499K band carries 18 months. Resort demand is present, but it remains uneven and highly dependent on price band.

Source: HomeHeading Intelligence

Active Residential Listings: 432

Listings Above $500,000: 224

Listings Below $400,000: 163

Median Active List Price: $525,000

Average Active Days on Market: 293.0

Median Active Days on Market: 247

Countywide residential inventory remains deep and old. The active market contains 432 listings, including 224 priced above $500,000 and 163 priced below $400,000.

Median active DOM is 247 and average active DOM is 293. Approximately 9.7% of the active inventory has been listed for 90 days or less, while 102 listings have been exposed for more than one year.

The corrected four-week sales count declined to 40, moving months of supply to 10.8. Buyers retain leverage because inventory remains extensive relative to the current clearing pace.

Source: HomeHeading Intelligence

Only 42 active residential listings have been on the market for 90 days or less, representing approximately 9.7% of active supply.

The largest inventory-age bucket is 181–365 days, with 187 listings. Another 102 listings have been active for more than one year. The county continues to carry a large stock of long-exposed homes even as new transactions occur each week.

Active Land Listings: 706

Weekly Land Closings: 4

Weekly Median Land Sale Price: $124,000

Weekly Average Land Sale Price: $249,375

Weekly Land Price Range: $39,500–$710,000

Median Land DOM: 248

Land remains the most supply-heavy segment in Taos County. Active inventory stands at 706 listings, while 4 land sales appeared in the weekly activity view.

The weekly land pricing sample is small and unusually wide, ranging from $39,500 to $710,000. The median was $124,000 and the average was $249,375, showing that one or more higher-value transactions materially influenced the mean.

The inventory base remains concentrated in lower-priced parcels and smaller acreage categories. The under-$50,000 band contains 200 active listings, while the 1–5 acre category contains 325.

The under-$50,000 band remains the largest land price segment, with 200 active listings. The 1–5 acre category remains the dominant acreage group, with 325 listings. Land below $300,000 accounts for 602 active listings, keeping the market heavily weighted toward lower-priced inventory.

Selected rolling land-supply signals remain buyer-favoring:

• Under $50K: 200 active, 5 rolling sales, 40.0 months of supply

• $50K–$74,999: 103 active, 4 rolling sales, 25.8 months of supply

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

• $100K–$199,999: 141 active, 4 rolling sales, 35.3 months of supply

• $200K–$299,999: 81 active with no rolling sales

• Every land band from $300K through $699,999 recorded no rolling sale

• The $700K–$799,999 band has 3 active listings and 1 rolling sale, but that narrow result is based on a single transaction

• Every land band from $800K upward recorded no current rolling sale

There are narrow acreage-level exceptions. Under-$50,000 parcels in the 10–20 acre category calculate at 3 months of supply, while $700K–$799,999 parcels in the 1–5 acre category calculate at 2 months. Each result is based on very small counts and does not change the broader oversupply picture.

With 706 active listings and only 4 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 posted a lighter residential closing week and a slower four-week absorption rate, while seller price adjustments increased sharply.

The weekly view recorded 11 total closings: 7 residential and 4 land. The corrected four-week residential count declined to 40. Against 432 active homes, that produces 10.8 months of countywide residential supply.

The important shifts are structural:

• residential closings declined from 14 to 7

• rolling residential closings declined from 44 to 40

• countywide months of supply moved to 10.8

• core county slowed to 10.1 months of supply

• resort markets improved to 11.7 months, narrowing the gap with core county

• price adjustments more than doubled from 30 to 62

• pending contracts held at 52

• the weekly median residential price increased to $660,000 on a thin seven-sale sample

• the rolling median increased to $539,000

• the $600K–$699K band remains the strongest countywide segment at 4.1 months of supply

• the $700K–$799K band is the slowest countywide band with a current rolling sale, at 32 months

• only about 9.7% of active residential inventory has been listed for 90 days or less

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

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

• land remains deeply oversupplied, with 706 active listings against 4 weekly closings

The practical read is that demand remains present but selective. The unchanged pending count shows buyers are still entering contracts, yet fewer residential sales closed and more sellers adjusted price. Buyers retain leverage across most of the county, while sellers need to respond quickly when market feedback shows that price or presentation is not working.

How many homes sold in Taos County this week?

Seven residential properties sold in the weekly activity view. Eleven properties closed across all classes, consisting of 7 residential sales and 4 land sales.

What is the median home sale price in Taos County?

The weekly median residential sale price was $660,000, based on 7 sales. The corrected four-week median was $539,000. The weekly figure is highly sensitive to the specific 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 10.8 months, with 432 active listings and an unusually old inventory profile.

How much residential inventory is available in Taos County?

There are 432 active residential listings. Of those, 224 are priced above $500,000 and 163 are priced below $400,000. The median active list price is $525,000.

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 10.8 months of residential supply, indicating meaningful buyer choice and leverage.

How are core county and resort markets different?

Core county has 233 active listings, 23 corrected four-week sales, and 10.1 months of supply. Resort markets have 199 active listings, 17 corrected four-week sales, and 11.7 months of supply. Core remains slightly more functional, but resort absorption improved while core absorption slowed.

Which residential price band is moving fastest?

Countywide, the $600K–$699K band is the strongest calculated segment, with 33 active listings, 8 corrected four-week sales, and 4.1 months of supply. In core county, that band stands at 2.6 months. In resort markets, it stands at 6.7 months.

Why did the weekly median price rise despite fewer sales?

Only 7 residential properties sold, and the price range extended from $164,500 to $1.628 million. A greater concentration of higher-priced closings lifted the weekly median and average. The increase reflects sales mix more than a uniform change in property values.

Why did price adjustments increase?

Price adjustments increased from 30 to 62. That suggests more active sellers are responding to buyer resistance, accumulated market time, or competing inventory. It is one of the clearest signs of seller-side pressure in this week’s data.

What is happening in the Taos land market?

The land market remains structurally oversupplied, with 706 active listings. The largest concentration is under $50,000, and the largest acreage category is 1–5 acres. Four land sales appeared in the weekly activity view, with a median price of $124,000.

Why do weekly sales and rolling four-week sales differ?

Weekly sales show what closed in the 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.

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