El Prado / Blueberry Hill / Colonias Neighborhood Market Snapshot

Buyer Activity

This does not mean nothing is moving. Six homes sold in the past four weeks, so buyer activity is present. But the broader 12-week pace shows a selective market where buyers are choosing carefully and not absorbing inventory quickly enough to keep supply tight.

Seller Positioning

The seller side is mixed. Median active days on market is 91, and the 75th percentile is 193 days, so a meaningful share of listings has been exposed for a long time. Half of the active inventory has been on the market for 90 days or more. That is the clearest signal in this snapshot: properly positioned homes can still find buyers, but listings that miss on price, condition, presentation, or location are sitting.

The list-to-sale ratio is 97.8%, which shows reasonably close-to-list performance among the homes that do sell. That matters. The successful closings are not showing deep discounting as the norm. Instead, the market appears to be separating into two groups: listings that are aligned closely enough to attract a buyer, and listings that remain parked in the active inventory.

Property Types

Single-family homes are still the main market here. They account for 47 of the 62 active listings and 10 of the 12 sales over the past 12 weeks, with a 12-week median sale price of $502,500 and median sold DOM of 82. Condo and townhome activity is thinner, with 11 active listings and only 2 sales. Manufactured, mobile, earthship, and other categories did not record enough activity in this window to support a meaningful read.

Differences Across El Prado, Blueberry Hill, and Colonias

The sub-areas are behaving differently.

El Prado has 18 active listings and 3 sales over the past 12 weeks, producing 18.0 months of supply. Median active DOM is 95.5, and 61% of inventory is stale by the 90-day measure. That is a heavy stale tail, and it suggests buyers have meaningful room to be selective.

Blueberry Hill looks more active by comparison. It has 13 active listings and 4 sales, producing 9.8 months of supply. That is still slower than a balanced market, but it is the best absorption reading in this zone. The median sold price is $738,000, though with only 4 sales, that should be treated as directional rather than definitive. Stale inventory is still an issue, with 54% of active listings at 90 days or more.

Colonias Upper has 18 active listings and 4 sales, producing 13.5 months of supply. Median active DOM is 91, and 50% of the inventory is stale. This is another selective sub-market: there is activity, but not enough to clear the current supply quickly.

Colonias Lower is the thinnest sales sample. It has 13 active listings and only 1 sale over the past 12 weeks, producing 39.0 months of supply. Median active DOM is lower at 69, and the stale share is 31%, so the inventory itself is not as aged as El Prado or Blueberry Hill. But with only one sale, demand has been very light in this window.

Bottom line

El Prado / Blueberry Hill / Colonias is not a frozen market, but it is a selective one. Buyers have choices, especially where listings have been sitting. Sellers still have a path to closing, but the numbers argue against wishful pricing. The homes that move are the ones that meet the market clearly; the rest are likely to become part of the stale inventory tail.

Social caption version

El Prado / Blueberry Hill / Colonias currently has 62 active residential listings and 15.5 months of supply, so buyers have real choice in this part of the Taos market. Activity is still present — 6 homes sold in the past 4 weeks — but half the active inventory has been on the market 90 days or longer. Properly priced homes can still move, but this is a selective market where stale listings are easy to spot.