Taos Real Estate Intelligence Report

Taos County recorded a slightly stronger residential absorption week, but the report also carried one clear caution signal: expired listings jumped sharply. The weekly activity view showed 11 total closings across all property classes: 9 residential sales and 2 land sales. New listings increased to 27, pending contracts increased to 59, price adjustments eased to 38, and expired listings rose to 27.

The corrected four-week residential view improved again. Residential closings increased to 46, while active residential inventory declined to 426. That moved countywide residential months of supply down to 9.3 from last week’s 10.0. The market remains buyer-favoring overall, but it has moved out of double-digit supply for the first time in several weeks.

The core-versus-resort pattern is more constructive than last week. Core county improved to 7.4 months of supply on 230 active listings and 31 corrected four-week sales. Resort markets also improved, moving to 13.1 months of supply on 196 active listings and 15 corrected four-week sales. Core county remains much more functional, but this week’s improvement was not limited to one side of the market.

Weekly residential pricing was shaped by a high-end sale. The weekly median slipped slightly to $589,000, while the average rose sharply to $855,889 because the sample included a $2.4 million closing. The corrected four-week median increased to $572,000 and the rolling average rose to $631,547. That points to a stronger higher-price mix in the recent closing window, not a uniform price jump across the county.

The mixed signal is inventory age. Absorption improved, pending contracts rose, and price adjustments declined again. But median active DOM increased to 261, average active DOM rose to 302.4, and 111 active residential listings have now been on the market for more than one year. The market is clearing homes, but it is also carrying an unusually old inventory base.

Taos County remains buyer-favoring, but the residential trend improved for the second consecutive week. Weekly residential closings held at 9, corrected four-week residential closings increased from 43 to 46, and active residential inventory declined from 429 to 426. The result is 9.3 months of countywide residential supply, down from 10.0 last week and 10.8 two weeks ago.

The pending pipeline strengthened. Pending contracts increased from 55 to 59 after rising the prior week as well. That does not guarantee future closings, but it does show that buyer engagement is improving at the same time rolling closings are increasing.

Seller signals are split. Price adjustments declined from 40 to 38, continuing the move down from 62 two weeks ago. That suggests fewer active sellers had to make visible price moves this week. Expired listings, however, jumped from 3 to 27. That is the week’s sharpest seller-side warning and shows that older or misaligned inventory is still failing to convert.

Core county remains the strongest part of the residential market. It has 230 active listings, 31 corrected four-week sales, and 7.4 months of supply. Resort markets improved modestly to 13.1 months of supply, but remain substantially slower and older. The resort side has a median active DOM of 297 and an average active DOM of 336.2.

Weekly residential pricing is highly sample-sensitive. The median sale price slipped from $597,000 to $589,000, but the average rose from $581,389 to $855,889 because one sale reached $2.4 million. The rolling four-week figures are more useful: the median increased to $572,000 and the average to $631,547. The current read is a stronger closing mix, not a blanket appreciation signal.

Inventory age remains the main structural weakness. Only about 9.9% of active residential listings have been on the market for 90 days or less. The 181–365 day bucket contains 186 listings, and another 111 listings are more than one year old. Better absorption is helping, but it has not erased the stale-inventory problem.

Land remains deeply oversupplied. Active land inventory is unchanged at 706 listings, while only 2 land sales appeared in the weekly activity view. Those sales ranged from $32,500 to $47,000, with an average sale price of $39,750. The land market continues to offer broad buyer choice and requires disciplined seller pricing.

Closed Sales — All Classes: 11

Closed Sales — Residential: 9

Closed Sales — Land: 2

New Listings: 27

Pending Contracts — Under Contract: 59

Price Adjustments: 38

Expired Listings: 27

4-Week Residential Closings: 46

Active Residential Listings: 426

Residential Months of Supply: 9.3

The strongest market signal is improved residential absorption: rolling closings increased, active inventory declined, and months of supply moved down to 9.3. The counter-signal is the jump in expired listings. This is a market with real transaction flow, but also a large pool of listings that still are not meeting buyer expectations.

Countywide Market Supply

Active Listings: 426

4-Week Residential Sales: 46

Months of Supply: 9.3

Core County Market Supply

Active Listings: 230

Median Active Price: $542,000

Average Active DOM: 273.3

Median Active DOM: 244

4-Week Residential Sales: 31

Months of Supply: 7.4

Resort Market Supply

Active Listings: 196

Median Active Price: $531,500

Average Active DOM: 336.2

Median Active DOM: 297

4-Week Residential Sales: 15

Months of Supply: 13.1

Countywide supply improved from 10.0 to 9.3 months. Core county tightened from 8.0 to 7.4 months of supply as rolling sales increased to 31 and active inventory declined to 230. Resort markets also improved, moving from 14.1 to 13.1 months as rolling sales increased to 15.

The improvement is broad enough to matter, but not broad enough to erase the core-resort gap. Core county is functioning closer to a selective, moderate market. Resort markets remain buyer-favoring and substantially older. The countywide reading sits between those two realities.

• Weekly closed activity increased to 11 total closings: 9 residential and 2 land.

• Residential closings held steady at 9, while land closings increased from 1 to 2.

• The corrected four-week residential closing count increased from 43 to 46.

• Countywide residential supply improved from 10.0 to 9.3 months.

• Active residential inventory declined from 429 to 426.

• New listings increased from 24 to 27.

• Pending contracts increased from 55 to 59, continuing the recent improvement in buyer pipeline activity.

• Price adjustments eased from 40 to 38.

• Expired listings jumped from 3 to 27, the clearest seller-side warning in this week’s data.

• Weekly median residential sale price slipped to $589,000, while the average rose to $855,889 because of a $2.4 million closing.

• The corrected four-week median increased to $572,000, while the rolling average increased to $631,547.

• Weekly residential median DOM improved from 76 to 66, and average DOM improved from 122.7 to 96.8.

• Core county improved to 7.4 months of supply.

• Resort markets improved to 13.1 months of supply, but remain much slower than core county.

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

• The $300K–$399K band is also strong at 4.4 months of supply.

• The $400K–$499K band is the slowest countywide segment with a current rolling sale, at 22.5 months of supply.

• The $1M–$1.49M band improved materially to 6.8 months of supply.

• Only about 9.9% of active residential inventory has been listed for 90 days or less.

• The median list-to-sale ratio is 94.01% across 651 sampled residential sales, confirming that negotiation remains part of the market.

This week recorded 11 total property closings across all classes. Residential accounted for 9 sales and land accounted for 2. No commercial or multi-use closings appeared in the weekly activity view.

Compared with the prior week, total closings increased from 10 to 11, residential closings held at 9, and land closings increased from 1 to 2. New listings rose from 24 to 27, pending contracts increased from 55 to 59, price adjustments declined from 40 to 38, and expired listings increased sharply from 3 to 27.

The weekly activity mix is not one-directional. The residential absorption trend improved, the pending pipeline expanded, and fewer sellers made price adjustments. But the expiration count shows that a meaningful group of listings still reached the end of the line without converting. This is not a market where all sellers are being rewarded equally.

Closed Sales — Residential: 9

Closed Sales — Land: 2

Closed Sales — All Classes: 11

New Listings: 27

Pending Contracts — Under Contract: 59

Price Adjustments: 38

Expired Listings: 27

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

Under Contract — Weekly Activity: 59

The weekly activity view recorded 59 pending contracts, up from 55 in the prior report. This is the second consecutive weekly increase in pending activity. That supports the view that buyer engagement is improving, even though the market remains selective.

Pending contracts still need to clear inspection, financing, appraisal, title, and other contingencies. The count should be read as a measure of active buyer interest, not as a guaranteed closing forecast.

Residential Sales This Week: 9

Median Sale Price: $589,000

Average Sale Price: $855,889

Weekly Price Range: $291,000–$2,400,000

Median Days on Market: 66

Average Days on Market: 96.8

This week’s residential pricing is based on 9 sales. The median sale price moved slightly lower, from $597,000 to $589,000. The average moved sharply higher, from $581,389 to $855,889, because the weekly sample included a $2.4 million sale.

That gap between median and average is the main pricing story. The median suggests the middle of the weekly market was relatively steady. The average shows that one high-end closing had a large effect on the mean. This is exactly the kind of week where the rolling four-week figures provide the better pricing read.

Weekly DOM improved. Median DOM fell from 76 to 66, and average DOM fell from 122.7 to 96.8. That means this week’s closed residential sample moved faster than last week’s. Buyers are still negotiating, but the properties that closed this week were not as weighted toward very long-exposed inventory.

Total Residential Closings — 4 Weeks: 46

4-Week Median Sale Price: $572,000

4-Week Average Sale Price: $631,547

4-Week Median Days on Market: 85

4-Week Average Days on Market: 140.6

The corrected four-week residential closing count increased to 46. Against 426 active residential listings, that produces 9.3 months of supply. This is the second consecutive improvement in countywide absorption.

Rolling pricing also moved higher. The four-week median increased from $540,000 to $572,000, and the average increased from $552,326 to $631,547. The high-end influence is visible, but the median increase shows that the recent rolling sample was not lifted by only one transaction.

Rolling median DOM improved from 87 to 85, while average DOM ticked up slightly to 140.6. The market is closing homes a little more quickly at the middle of the distribution, but older inventory remains part of the transaction mix.

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Active Residential Listings: 230

Listings Above $500,000: 123

Listings Below $400,000: 79

Median Active List Price: $542,000

Average Active Days on Market: 273.3

Median Active Days on Market: 244

Core county improved again this week. Active inventory declined to 230, while corrected four-week residential sales increased to 31. That moved core months of supply down to 7.4 from last week’s 8.0.

This is the most functional part of the countywide residential market, but it is still not uniformly tight. Median active DOM is 244, average active DOM is 273.3, and only about 8.7% of core listings have been active for 90 days or less. The core market has better absorption, but still carries old inventory.

Source: HomeHeading Intelligence

Two- and three-bedroom homes remain the center of core inventory, with 82 active 2-bedroom homes and 87 active 3-bedroom homes. The upper end remains substantial, with 46 listings priced at $1 million or more.

The strongest core segment remains $600K–$699K. That band has 13 active listings against 6 corrected four-week sales, producing 2.2 months of supply. The $300K–$399K band is also tight by local standards, with 38 active listings and 10 corrected four-week sales, producing 3.8 months of supply.

The core market also improved in the upper end. The $1M–$1.49M band moved to 11.0 months of supply, and the $1.5M-plus band moved to 12.0 months. Those are still buyer-favoring readings, but they are much better than the extreme upper-end supply figures seen in some prior weeks.

The slower core bands are now more concentrated in specific ranges. The $400K–$499K band carries 13.5 months of supply. The $700K–$799K band stands at 13.0 months, and the $800K–$899K band recorded no current rolling sale. The core market is improving, but the strongest demand remains concentrated in the $300K–$399K and $600K–$699K lanes.

The $600K–$699K band remains the clearest core strength at 2.2 months of supply. The $300K–$399K band follows at 3.8 months. Those two bands continue to carry the most convincing core-county demand signal.

The $400K–$499K and $700K–$799K bands are slower, at 13.5 and 13.0 months respectively. The $800K–$899K band had no current rolling sale. Core county is improving, but the improvement is not evenly distributed across price bands.

Source: HomeHeading Intelligence

Active Residential Listings: 196

Listings Above $500,000: 99

Listings Below $400,000: 79

Median Active List Price: $531,500

Average Active Days on Market: 336.2

Median Active Days on Market: 297

Resort markets improved slightly this week, but remain buyer-favoring. Active inventory declined to 196, and corrected four-week sales increased to 15. That moved resort months of supply down to 13.1 from last week’s 14.1.

The resort inventory remains substantially older than the core market. Median active DOM is 297, average active DOM is 336.2, and only about 11.2% of resort listings have been active for 90 days or less. The resort side has pockets of activity, but buyers still have time and leverage in most segments.

Source: HomeHeading Intelligence

The resort market remains split between a few active segments and several heavily supplied or inactive ones. The under-$300K segment is still the largest inventory concentration, with 55 active listings and only 1 corrected four-week sale. That produces 55.0 months of supply.

The $1M–$1.49M resort band is the most improved upper-end segment, with 12 active listings and 3 corrected four-week sales, producing 4.0 months of supply. The $300K–$399K and $900K–$999K bands each stand at 6.0 months, while the $600K–$699K band stands at 6.3 months.

Several resort bands remain weak. The $400K–$499K and $800K–$899K bands recorded no current rolling sale. The $500K–$599K band stands at 23.0 months, and the $700K–$799K band stands at 20.0 months.

The resort side improved this week, but it remains uneven and older than the core market. Demand exists, including in select upper-end segments, but broad buyer leverage remains.

The $1M–$1.49M band is the strongest resort segment this week at 4.0 months of supply. The $300K–$399K and $900K–$999K bands follow at 6.0 months, with $600K–$699K close behind at 6.3 months.

The weakest resort segment remains under $300K, at 55.0 months of supply. The $500K–$599K and $700K–$799K bands are also slow at 23.0 and 20.0 months. Resort demand is present, but still concentrated in narrow bands.

Source: HomeHeading Intelligence

Active Residential Listings: 426

Listings Above $500,000: 222

Listings Below $400,000: 158

Median Active List Price: $536,500

Average Active Days on Market: 302.4

Median Active Days on Market: 261

Countywide residential inventory declined to 426 active listings. Listings priced above $500,000 account for 222 active homes, while 158 listings are priced below $400,000.

The active inventory continues to age. Median active DOM increased to 261, and average active DOM increased to 302.4. Approximately 9.9% of active residential inventory has been listed for 90 days or less, while 111 listings have been active for more than one year.

The corrected four-week sales count increased to 46, improving countywide months of supply to 9.3. That is the best absorption reading in several weeks, but the old inventory profile keeps the market buyer-favoring.

Source: HomeHeading Intelligence

Only 42 active residential listings have been on the market for 90 days or less, representing approximately 9.9% of active supply.

The largest inventory-age bucket is 181–365 days, with 186 listings. Another 111 listings have been active for more than one year. That long-exposed inventory pool grew again this week, even as countywide absorption improved.

Active Land Listings: 706

Weekly Land Closings: 2

Weekly Median Land Sale Price: Not reported because the weekly land sample contained only 2 sales

Weekly Average Land Sale Price: $39,750

Weekly Land Price Range: $32,500–$47,000

Average Land DOM: 78

Land remains the most supply-heavy segment in Taos County. Active inventory stands at 706 listings, while only 2 land sales appeared in the weekly activity view.

The two land sales closed between $32,500 and $47,000, with an average sale price of $39,750 and average DOM of 78. Because the weekly land sample contains only 2 sales, the median sale price and median DOM are not reported. The activity is too thin 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, 4 rolling sales, 50.0 months of supply

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

• $75K–$99,999: 79 active, 1 rolling sale, 79.0 months of supply

• $100K–$199,999: 140 active, 2 rolling sales, 70.0 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 20–50 acre category calculate at 1 month of supply, while under-$50,000 parcels in the 10–20 acre category calculate at 6 months. The $700K–$799,999 band in the 1–5 acre category calculates at 2 months. These are very small-count signals and do not change the broader oversupply picture.

With 706 active listings and only 2 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 59 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.

Land median sale price and median DOM are not reported this week because the weekly land sample contained only 2 sales.

Taos County showed another week of improving residential absorption, but the market is still carrying a major stale-inventory problem.

The weekly view recorded 11 total closings: 9 residential and 2 land. Corrected four-week residential closings increased to 46. Against 426 active homes, that produces 9.3 months of countywide residential supply.

The important shifts are structural:

• residential closings held steady at 9

• rolling residential closings increased to 46

• countywide months of supply improved to 9.3

• active residential inventory declined to 426

• core county improved to 7.4 months of supply

• resort markets improved to 13.1 months of supply

• pending contracts increased from 55 to 59

• price adjustments declined from 40 to 38

• expired listings jumped from 3 to 27

• new listings increased from 24 to 27

• the weekly median residential price slipped to $589,000

• the weekly average rose to $855,889 because of a $2.4 million closing

• the corrected four-week median increased to $572,000

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

• the $300K–$399K band remains strong at 4.4 months of supply

• the $400K–$499K band is the slowest countywide band with a current rolling sale, at 22.5 months

• only about 9.9% of active residential inventory has been listed for 90 days or less

• 111 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 2 weekly closings

The practical read is that the residential market is improving, but selectively. More homes are going under contract, rolling closings are rising, and supply has moved below 10 months. That is real progress from the softer readings earlier in July.

The warning is that sellers cannot ignore inventory age. The spike in expired listings and the growing 365+ day inventory pool show that buyers are still bypassing misaligned listings. Correctly positioned homes can move, especially in core county and in the stronger price bands. Stale or aspirational listings remain exposed.

How many homes sold in Taos County this week?

Nine residential properties sold in the weekly activity view. Eleven properties closed across all classes, consisting of 9 residential sales and 2 land sales.

What is the median home sale price in Taos County?

The weekly median residential sale price was $589,000, based on 9 sales. The corrected four-week median was $572,000. The weekly average was much higher because one sale closed at $2.4 million.

Is the Taos real estate market favoring buyers or sellers?

The market remains buyer-favoring overall, but absorption improved this week. Countywide residential supply stands at 9.3 months, with 426 active listings and an unusually old inventory profile. Core county is more functional than resort markets.

How much residential inventory is available in Taos County?

There are 426 active residential listings. Of those, 222 are priced above $500,000 and 158 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 9.3 months of residential supply, which still gives buyers meaningful choice and leverage.

How are core county and resort markets different?

Core county has 230 active listings, 31 corrected four-week sales, and 7.4 months of supply. Resort markets have 196 active listings, 15 corrected four-week sales, and 13.1 months of supply. Both improved this week, but core county remains much more functional.

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, the $1M–$1.49M band is currently strongest at 4.0 months.

Why did the weekly average price jump while the median slipped?

The weekly median declined slightly to $589,000, but the average rose sharply to $855,889 because one residential sale closed at $2.4 million. That high-end closing lifted the average without changing the middle of the weekly market as much.

Why did expired listings matter this week?

Expired listings increased from 3 to 27. That is the clearest caution signal in this report. It shows that even as absorption improves, a meaningful number of listings are still failing to convert before their listing period ends.

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. Two land sales appeared in the weekly activity view, ranging from $32,500 to $47,000.

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