Taos Real Estate Intelligence Report

Taos County posted a steadier residential week after last week’s sharper seller-pressure signal. The weekly activity view recorded 10 total closings across all property classes: 9 residential sales and 1 land sale. New listings declined to 24, pending contracts increased to 55, price adjustments fell to 40, and expired listings dropped to 3.

The corrected four-week residential view improved. Residential closings increased to 43, while active residential inventory declined to 429. That combination moved countywide residential months of supply down to 10.0, a modest improvement from last week’s 10.8-month reading. The market remains buyer-favoring overall, but absorption was better this week.

The most important directional change is in the split between core county and resort markets. Core county improved meaningfully, with 232 active listings, 29 corrected four-week sales, and 8.0 months of supply. Resort markets weakened to 14.1 months of supply on 197 active listings and 14 corrected four-week sales. The countywide improvement is therefore not evenly distributed. It is being carried by core-county absorption.

Weekly residential pricing moved lower from last week’s thin high-price sample. The weekly median residential sale price was $597,000, and the average was $581,389, with sales ranging from $175,000 to $1.125 million. The corrected four-week median held almost flat at $540,000, suggesting that the broader price level was steadier than the weekly shift alone implies.

The report-week read is mixed but healthier than last week in several practical ways: residential closings increased, pending contracts increased, active inventory declined, price adjustments fell sharply, and expired listings fell. The caution is that inventory remains old. Median active DOM rose to 253, average active DOM rose to 297.7, and 109 active residential listings have now been on the market for more than one year.

Taos County remains a buyer-favoring residential market, but this week’s data shows improved cadence compared with the prior report. Weekly residential closings increased from 7 to 9, pending contracts increased from 52 to 55, price adjustments fell from 62 to 40, and expired listings dropped from 11 to 3. Those are constructive short-term signals.

The corrected four-week residential closing count increased to 43. With 429 active residential listings, countywide months of supply improved to 10.0. That is still a buyer-leverage reading, but it is an improvement from last week’s 10.8 months and suggests that the residential market absorbed inventory more efficiently this week.

The improvement is concentrated in the core county market. Core county now has 232 active listings and 29 corrected four-week residential sales, producing 8.0 months of supply. That is a meaningful improvement from the prior report’s 10.1 months. The resort market moved the other way, with 197 active listings and 14 corrected four-week sales, producing 14.1 months of supply. Resort inventory remains older and slower to clear.

Weekly residential pricing should be read carefully. The median sale price fell from $660,000 to $597,000, and the average fell from $667,357 to $581,389. This does not indicate a broad market price break. Last week’s pricing was lifted by a small, higher-priced closing mix. This week’s rolling median is $540,000, only slightly above last week’s corrected four-week median of $539,000. The broader pricing read is relatively steady.

Inventory age remains the central constraint. Active residential inventory fell to 429, but median active DOM rose to 253 and average active DOM rose to 297.7. Only about 9.8% of active residential listings have been on the market for 90 days or less. The market is absorbing more homes, but it is still carrying a large pool of stale inventory.

Land remains structurally oversupplied. Active land inventory stands at 706 listings, while only 1 land sale appeared in the weekly activity view. That sale closed at $85,000 after 148 days on market. The land market continues to offer buyers broad choice and requires strong pricing discipline from sellers.

Closed Sales — All Classes: 10

Closed Sales — Residential: 9

Closed Sales — Land: 1

New Listings: 24

Pending Contracts — Under Contract: 55

Price Adjustments: 40

Expired Listings: 3

4-Week Residential Closings: 43

Active Residential Listings: 429

Residential Months of Supply: 10.0

The strongest signal this week is improved residential absorption combined with less visible seller failure pressure. Weekly residential closings rose, corrected four-week closings rose, active inventory declined, price adjustments fell sharply, and expirations dropped. Buyers still have leverage because supply remains high and inventory remains old, but this week’s residential cadence was more constructive than last week’s.

Countywide Market Supply

Active Listings: 429

4-Week Residential Sales: 43

Months of Supply: 10.0

Core County Market Supply

Active Listings: 232

Median Active Price: $537,000

Average Active DOM: 268.7

Median Active DOM: 241

4-Week Residential Sales: 29

Months of Supply: 8.0

Resort Market Supply

Active Listings: 197

Median Active Price: $525,000

Average Active DOM: 331.5

Median Active DOM: 291

4-Week Residential Sales: 14

Months of Supply: 14.1

Countywide supply improved from 10.8 to 10.0 months, but the change was not uniform. Core county tightened from 10.1 to 8.0 months of supply as corrected four-week sales increased to 29. Resort markets weakened from 11.7 to 14.1 months as corrected four-week sales declined to 14.

Core county is again clearly more functional than the resort side. The core market still gives buyers room, but it is no longer sitting at the same double-digit absorption level as the countywide headline. Resort inventory remains significantly older, with median active DOM at 291 and average active DOM at 331.5.

• Weekly closed activity declined slightly to 10 total closings: 9 residential and 1 land.

• Residential closings increased from 7 to 9, while land closings declined from 4 to 1.

• The corrected four-week residential closing count increased to 43.

• Countywide residential supply improved from 10.8 to 10.0 months.

• Active residential inventory declined from 432 to 429.

• New listings declined from 30 to 24.

• Pending contracts increased from 52 to 55, showing continued buyer engagement.

• Price adjustments fell sharply from 62 to 40.

• Expired listings fell from 11 to 3.

• Weekly median residential sale price declined to $597,000, while the corrected four-week median held nearly flat at $540,000.

• Weekly residential DOM rose from 65 to 76, while average DOM fell from 197.4 to 122.7.

• Core county improved to 8.0 months of supply.

• Resort markets weakened to 14.1 months of supply.

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

• The $300K–$399K band also tightened to 4.9 months of supply.

• The $1.5M-plus segment is the slowest countywide segment with a current rolling sale, at 37.0 months of supply.

• Only about 9.8% of active residential inventory has been listed for 90 days or less.

• The median list-to-sale ratio is 94.01% across 677 sampled residential sales, confirming that negotiation remains common.

This week recorded 10 total property closings across all classes. Residential accounted for 9 sales and land accounted for 1. No commercial or multi-use closings appeared in the weekly activity view.

Compared with the prior week, total closings declined from 11 to 10, but residential closings increased from 7 to 9. Land closings fell from 4 to 1. New listings moved from 30 to 24, pending contracts increased from 52 to 55, price adjustments declined from 62 to 40, and expired listings fell from 11 to 3.

The activity mix is less defensive than last week. Fewer sellers adjusted price, fewer listings expired, pending activity improved, and residential closings increased. The market is still not broadly seller-favoring, but this week’s cadence points to a cleaner residential transaction rhythm.

Closed Sales — Residential: 9

Closed Sales — Land: 1

Closed Sales — All Classes: 10

New Listings: 24

Pending Contracts — Under Contract: 55

Price Adjustments: 40

Expired Listings: 3

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

Under Contract — Weekly Activity: 55

The weekly activity view recorded 55 pending contracts, up from 52 in the prior report. That is a constructive pipeline signal, especially alongside the increase in residential closings and the decline in price adjustments. These contracts still have to clear inspection, financing, appraisal, title, and other contingencies, so the pending count should be read as active buyer engagement rather than guaranteed future closings.

Residential Sales This Week: 9

Median Sale Price: $597,000

Average Sale Price: $581,389

Weekly Price Range: $175,000–$1,125,000

Median Days on Market: 76

Average Days on Market: 122.7

This week’s residential pricing is based on 9 sales. The median sale price declined from $660,000 to $597,000, while the average declined from $667,357 to $581,389. The weekly range narrowed, with sales from $175,000 to $1.125 million.

The decline in weekly pricing appears driven more by sales mix than by a clean shift in underlying market value. Last week’s small sample included a higher-priced mix. This week had more residential sales, but fewer upper-end closings. The corrected four-week median remained essentially flat at $540,000, which is the better signal for broader pricing direction.

Median DOM increased from 65 to 76, while average DOM fell from 197.4 to 122.7. That combination suggests the middle of the weekly sample took slightly longer to sell, but the extreme long-DOM drag was less pronounced than last week. Buyers are still selecting carefully, but this week’s closed inventory was not as heavily weighted toward very long-exposed listings.

Total Residential Closings — 4 Weeks: 43

4-Week Median Sale Price: $540,000

4-Week Average Sale Price: $552,326

4-Week Median Days on Market: 87

4-Week Average Days on Market: 139.1

The corrected four-week residential closing count increased to 43. Against 429 active residential listings, that produces 10.0 months of supply. Countywide absorption improved from last week, though the market remains buyer-favoring overall.

The rolling median sale price was $540,000, nearly unchanged from the prior report’s $539,000. The rolling average fell to $552,326, which indicates fewer high-end closings in the current four-week mix. This is a steadier pricing read than the weekly median alone.

Rolling median DOM increased to 87, while rolling average DOM fell to 139.1. The market continues to close older inventory, but the average DOM improvement suggests the current rolling mix is less dominated by extremely long-exposed listings than it was a week ago.

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Active Residential Listings: 232

Listings Above $500,000: 124

Listings Below $400,000: 81

Median Active List Price: $537,000

Average Active Days on Market: 268.7

Median Active Days on Market: 241

Core county improved this week. Active inventory declined to 232, while corrected four-week residential sales increased to 29. That moved core months of supply down to 8.0 from last week’s 10.1.

This does not make core county a strong seller’s market. Inventory remains old, with median active DOM at 241 and average active DOM at 268.7. Only about 8.6% of core listings have been active for 90 days or less. Still, the absorption improvement is real and makes core county the clearest source of strength in this week’s report.

Source: HomeHeading Intelligence

Two- and three-bedroom homes remain the center of core inventory, with 82 active 2-bedroom homes and 89 active 3-bedroom homes. The upper end remains substantial, with 47 listings priced at $1 million or more.

The strongest core segment is still $600K–$699K. That band has only 13 active listings against 6 corrected four-week sales, producing 2.2 months of supply. The $300K–$399K band also tightened, with 40 active listings and 10 corrected four-week sales, producing 4.0 months of supply.

Several bands remain slower. The $1M–$1.49M band stands at 23.0 months, and the $1.5M-plus band stands at 24.0 months. The $800K–$899K band recorded no current rolling sale. The $400K–$499K band improved from last week but still carries 13.0 months of supply.

The core county market is therefore not uniformly tight. It has real strength in the $300K–$399K and $600K–$699K bands, moderate activity in the $500K–$599K range, and much weaker conditions in several upper and mid-upper bands.

The $600K–$699K band is the clearest core strength at 2.2 months of supply. The $300K–$399K band follows at 4.0 months. Those two bands are responsible for much of the core-county improvement this week.

The slowest core segments with current rolling sales are the $1.5M-plus band at 24.0 months and the $1M–$1.49M band at 23.0 months. The $800K–$899K band had no current rolling sale. The core market is improving, but the improvement is concentrated.

Source: HomeHeading Intelligence

Active Residential Listings: 197

Listings Above $500,000: 99

Listings Below $400,000: 80

Median Active List Price: $525,000

Average Active Days on Market: 331.5

Median Active Days on Market: 291

Resort markets moved weaker this week. Active inventory declined slightly to 197, but corrected four-week sales fell to 14. That pushed resort months of supply up to 14.1 from last week’s 11.7.

The resort inventory remains substantially older than the core market. Median active DOM is 291, average active DOM is 331.5, and only about 11.2% of resort listings have been active for 90 days or less. The resort side continues to offer buyers more time and more leverage than the core market.

Source: HomeHeading Intelligence

The resort market’s weakness is concentrated in the lower and inactive bands. The under-$300K segment has 56 active listings and only 1 corrected four-week sale, producing 56.0 months of supply. The $400K–$499K, $800K–$899K, and $1.5M-plus bands recorded no current rolling sale.

There are still functional resort segments. The $900K–$999K and $1M–$1.49M bands each calculate at 6.0 months of supply, and the $600K–$699K band stands at 6.3 months. The $500K–$599K band is also relatively functional at 7.7 months.

The resort side is therefore uneven rather than uniformly inactive. Demand exists, including in selected mid- and upper-price bands, but the overall absorption rate weakened because several large inventory bands are clearing slowly or not at all in the current rolling window.

The most functional resort readings are $900K–$999K and $1M–$1.49M at 6.0 months of supply, followed by $600K–$699K at 6.3 months and $500K–$599K at 7.7 months.

The weakest resort segment is under $300K, at 56.0 months of supply. The $700K–$799K band stands at 20.0 months, and three bands recorded no current rolling sale. Resort-market demand is present, but the segment remains substantially slower than core county this week.

Source: HomeHeading Intelligence

Active Residential Listings: 429

Listings Above $500,000: 223

Listings Below $400,000: 161

Median Active List Price: $535,000

Average Active Days on Market: 297.7

Median Active Days on Market: 253

Countywide residential inventory declined to 429 active listings. Listings priced above $500,000 account for 223 active homes, while 161 listings are priced below $400,000.

The inventory is still old. Median active DOM rose to 253 and average active DOM rose to 297.7. Approximately 9.8% of active residential inventory has been listed for 90 days or less, while 109 listings have been active for more than one year.

The corrected four-week sales count increased to 43, improving countywide months of supply to 10.0. That is a better absorption reading than last week, but buyers still retain leverage because the available inventory remains deep and heavily aged.

Source: HomeHeading Intelligence

Only 42 active residential listings have been on the market for 90 days or less, representing approximately 9.8% of active supply.

The largest inventory-age bucket is 181–365 days, with 182 listings. Another 109 listings have been active for more than one year. That is up from 102 in the prior report. Even with improved absorption this week, the county continues to carry a substantial long-exposed inventory pool.

Active Land Listings: 706

Weekly Land Closings: 1

Weekly Median Land Sale Price: $85,000

Weekly Average Land Sale Price: $85,000

Weekly Land Price Range: $85,000–$85,000

Median Land DOM: 148

Land remains the most supply-heavy segment in Taos County. Active inventory stands at 706 listings, while only 1 land sale appeared in the weekly activity view.

The single land sale closed at $85,000 after 148 days on market. Because there was only one weekly land closing, the median, average, minimum, and maximum sale price are all the same. This is not enough activity to change the broader land-market interpretation.

The land 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 listings.

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, 3 rolling sales, 66.7 months of supply

• $50K–$74,999: 103 active, 2 rolling sales, 51.5 months of supply

• $75K–$99,999: 79 active, 2 rolling sales, 39.5 months of supply

• $100K–$199,999: 140 active, 3 rolling sales, 46.7 months of supply

• $200K–$299,999: 80 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 1 weekly closing, 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 55 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 showed a modestly healthier residential rhythm this week, even though the market remains buyer-favoring overall.

The weekly view recorded 10 total closings: 9 residential and 1 land. Corrected four-week residential closings increased to 43. Against 429 active homes, that produces 10.0 months of countywide residential supply.

The important shifts are structural:

• residential closings increased from 7 to 9

• rolling residential closings increased to 43

• countywide months of supply improved to 10.0

• active residential inventory declined to 429

• core county improved to 8.0 months of supply

• resort markets weakened to 14.1 months of supply

• pending contracts increased from 52 to 55

• price adjustments fell from 62 to 40

• expired listings fell from 11 to 3

• new listings declined from 30 to 24

• the weekly median residential price declined to $597,000

• the corrected four-week median held nearly flat at $540,000

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

• the $300K–$399K band tightened to 4.9 months of supply

• the $1.5M-plus segment is the slowest countywide band with a current rolling sale, at 37.0 months

• only about 9.8% of active residential inventory has been listed for 90 days or less

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

• the median list-to-sale ratio remains 94.01%, showing continued negotiation

• land remains deeply oversupplied, with 706 active listings against 1 weekly closing

The practical read is not that the market turned hot. It did not. Ten months of supply is still a buyer-favoring level. But the residential market improved from last week’s more defensive posture. Buyer activity is present, the pending pipeline increased, and fewer sellers hit the wall with price changes or expirations.

The improvement is concentrated in core county. Resort markets remain slower, older, and more buyer-favoring. Sellers should read this as a market where correct positioning can still work, especially in the active core price bands. Buyers should read it as a market with leverage overall, but not equal leverage everywhere.

How many homes sold in Taos County this week?

Nine residential properties sold in the weekly activity view. Ten properties closed across all classes, consisting of 9 residential sales and 1 land sale.

What is the median home sale price in Taos County?

The weekly median residential sale price was $597,000, based on 9 sales. The corrected four-week median was $540,000. The rolling figure is the steadier read because the weekly number is sensitive to 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 10.0 months, with 429 active listings and an unusually old inventory profile. Core county is more balanced than resort markets, but buyers still retain leverage across much of the county.

How much residential inventory is available in Taos County?

There are 429 active residential listings. Of those, 223 are priced above $500,000 and 161 are priced below $400,000. The median active list price is $535,000.

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

How are core county and resort markets different?

Core county has 232 active listings, 29 corrected four-week sales, and 8.0 months of supply. Resort markets have 197 active listings, 14 corrected four-week sales, and 14.1 months of supply. Core county improved this week, while resort-market absorption weakened.

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. In core county, that band stands at 2.2 months. In resort markets, it stands at 6.3 months.

Why did the weekly median price fall?

The weekly median declined from $660,000 to $597,000 because this week’s 9 residential closings had a lower-priced mix than last week’s 7-sale sample. The corrected four-week median remained nearly flat at $540,000, which suggests the broader price level was steadier than the weekly change alone implies.

Why did price adjustments matter this week?

Price adjustments declined from 62 to 40. That is a meaningful improvement from last week’s sharp seller-repositioning signal. It does not eliminate buyer leverage, but it suggests fewer sellers were forced to adjust pricing during this report week.

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. One land sale appeared in the weekly activity view, closing at $85,000.

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