Town of Taos / Canon Neighborhood Market Snapshot

Overview

The improvement is modest. Active inventory declined from 93 to 92 and the trailing sales count increased from 18 to 19. At the same time, sales during the latest four-week period declined from 9 to 7.

The market is still producing transactions, but available inventory remains much larger than the current sales pace can absorb quickly. Buyers retain meaningful choice, and the active inventory continues to age.

Buyer activity remains present, but the recent pace moderated

Seven residential properties sold during the most recent four weeks, while 19 sold during the full trailing 12-week period.

That is a functional level of activity, but it is lower than the 9 sales recorded in the prior four-week window. The current signal is not a dormant market; it is a selective market in which buyers are continuing to transact without clearing the inventory quickly.

The property-type split remains important. Condos and townhomes produced 10 of the 19 trailing sales from an active inventory of 27. Single-family homes produced 9 sales against 60 active listings.

Using the same annualized method as the overall supply calculation, condos and townhomes carry approximately 8.1 months of supply. Single-family homes carry approximately 20 months.

The combined 14.5-month reading therefore blends a moderately active attached-home segment with a much slower single-family market.

The active inventory is getting older

Median active DOM increased to 107 days, and the 75th-percentile listing has now accumulated 202 days on market.

Fifty-three listings, or 58% of active inventory, have been on the market for at least 90 days. Both the stale count and stale share increased from the prior week.

That is a meaningful stale tail. More than half of current listings have crossed the 90-day mark, and the upper quarter has been exposed for more than six months.

The median sold DOM also increased, from 106 to 126 days. That indicates that recent closings included a larger share of older inventory.

Homes are still selling, but market time is increasingly part of the transaction story. Buyers have enough alternatives to be selective, and listings that begin above the market or fail to compete clearly may remain exposed for an extended period.

Negotiation remains a meaningful part of the market

The trailing list-to-sale ratio is 93.4%. Recent sales therefore closed at a median of roughly 93 cents on the listed dollar.

That is a clear negotiation signal. The ratio declined from 94.2% the prior week, suggesting slightly more distance between list prices and eventual closing prices within the current trailing sample.

The ratio should not be applied mechanically to every property. It does confirm, however, that buyers are generally not paying full asking price across the zone.

For sellers, the combination of 14.5 months of supply, a 58% stale share, and a 93.4% list-to-sale ratio means pricing strategy matters well before an offer arrives. Waiting for the market to validate an ambitious price can result in longer exposure and more negotiation later.

Single-family homes remain the slower segment

Single-family homes account for 60 of the 92 active listings and 9 of the 19 trailing sales. That produces approximately 20 months of supply.

The median single-family sold price was $538,000, while median sold DOM was 233 days.

The market-time figure is the more important signal. A 233-day median among sold single-family homes shows that recent closings included many properties that had been exposed for a long time.

Single-family homes are selling, but often only after substantial market time. Buyers have broad choice, and sellers are competing not only on price, but also on condition, floor plan, location, presentation, and how clearly the property distinguishes itself from the surrounding inventory.

Condos and townhomes continue to clear more efficiently

Condos and townhomes have 27 active listings and 10 trailing sales, producing approximately 8.1 months of supply.

That remains selective rather than tight, but it is considerably more functional than the single-family segment.

The trailing condo/townhome median sold price was $350,000, and median sold DOM was 84 days. Attached properties continue to account for more than half of recent sales despite representing less than one-third of the active inventory.

The overall zone median sold price was $390,000. That figure is heavily influenced by the attached-home share of the closing mix and should not be interpreted as a benchmark for single-family homes.

Manufactured/mobile and other residential categories account for only 5 active listings combined and recorded no sales during the trailing window. Those categories do not support a meaningful pricing or absorption conclusion.

Bottom Line

Town of Taos / Canon remains active but buyer-favorable.

Nineteen homes sold during the trailing 12 weeks, including 7 during the latest four weeks. The sales activity is real, but 92 active listings and 14.5 months of supply continue to give buyers substantial choice.

The market is also aging. Fifty-eight percent of active listings have crossed 90 days, median active DOM is 107 days, and the median recent closing had accumulated 126 days on market.

For buyers, the strongest leverage remains in the single-family segment, where supply is approximately 20 months and recent sold market times are long. Condos and townhomes are clearing more efficiently, so well-positioned attached properties may provide less room than the overall zone headline implies.

For sellers, the central challenge is standing out within a large and aging inventory pool. The 93.4% list-to-sale ratio shows that negotiation is common, and the growing stale share shows that delayed pricing corrections can become expensive in both time and leverage.

Social caption version

Town of Taos / Canon has 92 active residential listings and 19 sales over the past 12 weeks, producing 14.5 months of supply. Seven homes sold during the latest four weeks, but 58% of active inventory has now been listed for at least 90 days. Condos and townhomes continue to clear more efficiently, while the single-family segment remains much slower and more buyer-favorable.