Taos Real Estate Intelligence Report

Taos County recorded 12 total closings again this week, but the composition changed. The weekly activity view showed 10 residential sales and 2 land sales. Residential closings declined by one from the prior week, while land closings increased from 1 to 2.

New listings increased to 37, pending contracts increased to 61, price adjustments remained elevated at 38, and expired listings declined to 11. The market is still producing contracts and closings, but sellers are facing a more price-sensitive buyer pool.

The corrected four-week view shows 44 residential closings and 9.6 months of residential supply. That is an improved absorption reading compared with the published 10.3-month figure from last week. But it needs to be read carefully. Months of supply is based on closed sales, and most closed sales reflect contracts negotiated weeks earlier. It is a useful absorption measure, but it is not a real-time measure of how buyers are responding to this week’s price reductions.

The more current seller-side signal is repricing. The weekly activity view showed 38 price adjustments, equal to about 9.0% of active residential inventory. Separately, current market review shows approximately 157 visible price-reduction events over the past 30 days. That figure should be read as directional unless deduplicated to unique listings, but the signal is difficult to ignore: repricing pressure is now one of the clearest seller-side signals in the market.

Weekly residential pricing moved higher, with a median sale price of $498,750 and an average of $616,900 across 10 sales. The weekly sample included a $1.3 million closing, so the increase should not be treated as a clean countywide price acceleration. The steadier four-week median moved lower to $374,500, while the rolling average was $581,691.

Inventory age remains the structural overhang. Active residential inventory held at 422. Median active DOM increased to 275, average active DOM increased to 314.4, and 118 active residential listings have been on the market for more than one year. Only 42 active listings, about 10.0% of supply, have been active for 90 days or less.

The Taos County residential market is active, but increasingly price-sensitive. This is not a frozen market. Buyers are still writing contracts, and the rolling four-week closing count stands at 44. But the current seller-side evidence points to a market where many listings need pricing correction before demand converts.

The weekly activity view recorded 12 total closings: 10 residential and 2 land. Total closings were unchanged from the prior week, but residential closings slipped from 11 to 10. New listings rose from 35 to 37, pending contracts rose from 60 to 61, price adjustments eased only slightly from 39 to 38, and expired listings fell from 18 to 11.

The corrected four-week residential count is 44. With 422 active residential listings, that produces 9.6 months of supply. On paper, that is improved absorption. In practice, it remains buyer-favoring, and it is based on closings from contracts negotiated weeks earlier. It should not be used to argue that current price reductions have already solved the market’s pricing pressure.

Core county has 228 active residential listings, 25 corrected four-week sales, and 9.1 months of supply. Resort markets have 194 active listings, 19 corrected four-week sales, and 10.2 months of supply. The gap between core and resort markets narrowed this week. Resort absorption improved materially, especially in the lower price bands and the $1M–$1.49M band, but resort inventory remains older and highly segmented.

Weekly pricing moved higher while rolling pricing moved lower. The weekly median residential sale price increased to $498,750, and the weekly average increased to $616,900. But the four-week median declined to $374,500, and the rolling average was $581,691. The better interpretation is not broad price strength or broad price decline; it is a mixed closing pool in a market where buyers are still demanding value.

Days on market also sends a mixed but important signal. Weekly median DOM improved to 72, while weekly average DOM increased to 137.1. The rolling median DOM was 75, and the rolling average was 113.8. Some listings are still moving efficiently, but older inventory remains deeply embedded in the closing mix and the active inventory base.

Seller pressure is visible. Active inventory remains high, the median active listing has been on the market 275 days, and price reductions remain frequent. The current risk for sellers is not that there are no buyers. The risk is entering the market above the level buyers are willing to validate.

Land remains structurally oversupplied. Two land sales closed this week against 706 active land listings. The average land sale price was $26,750, with sales ranging from $18,500 to $35,000. Two sales do not change the broader land-market structure.

Closed Sales — All Classes: 12

Closed Sales — Residential: 10

Closed Sales — Land: 2

New Listings: 37

Pending Contracts — Under Contract: 61

Price Adjustments: 38

Expired Listings: 11

4-Week Residential Closings: 44

Active Residential Listings: 422

Residential Months of Supply: 9.6

The defining signal this week is the split between lagging absorption and current repricing pressure. Four-week closings support a better months-of-supply reading, but current price adjustments show that sellers are still having to respond to buyer discipline. Buyers have not disappeared. They are simply not validating every asking price.

Countywide Market Supply

Active Listings: 422

4-Week Residential Sales: 44

Months of Supply: 9.6

Core County Market Supply

Active Listings: 228

Median Active Price: $542,000

Average Active DOM: 284.2

Median Active DOM: 255

4-Week Residential Sales: 25

Months of Supply: 9.1

Resort Market Supply

Active Listings: 194

Median Active Price: $499,000

Average Active DOM: 349.5

Median Active DOM: 312

4-Week Residential Sales: 19

Months of Supply: 10.2

Countywide residential supply stands at 9.6 months. That is an improved absorption reading, but still buyer-favoring. The market has not crossed into tight conditions.

The core-versus-resort split narrowed this week. Core county stands at 9.1 months of supply, while resort markets stand at 10.2 months. Both remain selective, but the resort side improved from last week’s published 13.9-month reading as the corrected four-week sale count rose to 19.

The important caution is timing. Closings are lagging indicators. The 44 rolling sales that drive the 9.6-month supply figure mostly reflect contracts written weeks before this report. Current price reductions tell us more about present seller pressure than closed sales alone can.

• Total weekly closings held at 12.

• Weekly residential closings declined from 11 to 10.

• Weekly land closings increased from 1 to 2.

• New listings increased from 35 to 37.

• Pending contracts increased from 60 to 61.

• Price adjustments remained elevated at 38.

• Expired listings declined from 18 to 11.

• The weekly median residential sale price increased from $352,000 to $498,750.

• The weekly average residential sale price increased from $517,173 to $616,900.

• Weekly residential median DOM improved from 125 to 72.

• Weekly residential average DOM increased from 116.2 to 137.1.

• Corrected four-week residential closings stand at 44.

• Countywide months of supply stands at 9.6.

• Core county has 9.1 months of supply.

• Resort markets have 10.2 months of supply.

• The strongest countywide price band is $800K–$899K at 3.6 months of supply.

• The $300K–$399K band stands at 6.1 months.

• The $1M–$1.49M band is also active at 6.8 months.

• The $700K–$799K band recorded no rolling sale and has 35 active listings.

• Median active DOM increased to 275.

• Average active DOM increased to 314.4.

• 118 active residential listings have been on the market for more than one year.

• Only 42 active residential listings have been on the market for 90 days or less.

• The median list-to-sale ratio is 94.01% across 579 sampled residential sales.

• Weekly price adjustments equaled 38, or about 9.0% of active residential inventory.

• Approximately 157 visible price-reduction events appeared over the past 30 days in current market review; this should be treated as a directional event count unless reconciled to unique listings.

• Land remains structurally oversupplied, with 706 active listings and 2 weekly closings.

This week recorded 12 total property closings across all classes. Residential accounted for 10 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 were unchanged, but the mix shifted. Residential closings declined by one, while land closings increased by one. New listings increased to 37, pending contracts increased to 61, price adjustments remained elevated at 38, and expired listings declined to 11.

The week shows an active but price-sensitive market. Pending activity is constructive, and the market continues to produce closings. But the volume of price adjustments indicates that demand is not meeting sellers at every asking price. Buyers are still active; they are also selective.

Closed Sales — Residential: 10

Closed Sales — Land: 2

Closed Sales — All Classes: 12

New Listings: 37

Pending Contracts — Under Contract: 61

Price Adjustments: 38

Expired Listings: 11

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

Under Contract — Weekly Activity: 61

Total Pending Inventory: 300

The weekly activity view recorded 61 pending contracts, up from 60 in the prior report. Total pending inventory stands at 300 contracts.

This is the clearest counterweight to the price-reduction signal. Buyers have not stepped away from the market. They are still writing contracts. But pending activity should be read alongside price adjustments, active DOM, and the rolling median price. The market is converting, but increasingly through selectivity and pricing discipline.

Pending contracts are not closed sales. They must clear inspections, financing, appraisal, title, and other contingencies before they become part of the closing record.

Residential Sales This Week: 10

Median Sale Price: $498,750

Average Sale Price: $616,900

Weekly Price Range: $125,000–$1,300,000

Median Days on Market: 72

Average Days on Market: 137.1

This week’s residential pricing is based on 10 sales. The median sale price increased to $498,750, and the average increased to $616,900. Sale prices ranged from $125,000 to $1,300,000.

The weekly price move should be treated carefully. A 10-sale sample is sensitive to composition, and this week included one $1.3 million closing. Core county recorded 4 residential sales with a median of $768,750, while resort markets recorded 6 sales with a median of $241,250. The countywide weekly median sits between two very different submarket readings.

Weekly median DOM improved to 72, but average DOM increased to 137.1. That split tells the story: some properties moved with reasonable speed, but older listings remained part of the closing mix. A few efficient sales do not erase the broader active-inventory problem.

Total Residential Closings — 4 Weeks: 44

4-Week Median Sale Price: $374,500

4-Week Average Sale Price: $581,691

4-Week Median Days on Market: 75

4-Week Average Days on Market: 113.8

The corrected four-week residential closing count is 44. With 422 active residential listings, the countywide residential market has 9.6 months of supply.

This is the strongest absorption reading in recent reports, but it needs proper context. Four-week closings are lagging indicators. Most closed sales reflect contracts negotiated weeks earlier, often 45 to 60 days before closing. The improved months-of-supply figure shows that the market had transaction flow behind it. It does not prove that this week’s price reductions have already created absorption.

Rolling pricing moved lower. The four-week median sale price declined to $374,500, even as the weekly median rose to $498,750. The rolling average was $581,691. That combination suggests the current closing mix is uneven: higher-priced homes can still close, but the broader four-week middle moved lower.

The rolling DOM readings remain disciplined rather than fast. Median DOM was 75, and average DOM was 113.8. The market is not frozen, but buyers are not rushing across the inventory base. When listings are positioned correctly, they can still move. When they are not, the market is forcing adjustments or leaving them exposed.

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Active Residential Listings: 228

Listings Above $500,000: 123

Listings Below $400,000: 78

Median Active List Price: $542,000

Average Active Days on Market: 284.2

Median Active Days on Market: 255

Core county remains somewhat more functional than the countywide inventory structure, but it is not tight. It has 228 active listings, 25 corrected four-week sales, and 9.1 months of supply.

The core market’s strongest absorption is concentrated in narrow lanes. The $800K–$899K band has 12 active listings and 5 rolling sales, producing 2.4 months of supply. The $600K–$699K band has 13 active listings and 3 rolling sales, producing 4.3 months. The $300K–$399K band remains comparatively active at 6.2 months.

The weakness is just as important. The $700K–$799K band recorded no rolling sale. The $400K–$499K band has 26 active listings and only 1 rolling sale, producing 26.0 months of supply. The $1M–$1.49M and $1.5M-plus bands remain slow at 22.0 and 24.0 months.

Core inventory is old. Median active DOM is 255 and average active DOM is 284.2. Only 20 core listings have been active for 90 days or less, while 49 have been on the market for more than one year.

Core county inventory remains centered around 2- and 3-bedroom homes, with 81 active 2-bedroom listings and 87 active 3-bedroom listings. The upper end remains well supplied: 46 core listings are priced at $1 million or more.

The most active core segment this week is $800K–$899K, with 12 active listings and 5 rolling sales. That produces 2.4 months of supply. The $600K–$699K band is also active at 4.3 months, and the $300K–$399K band remains comparatively liquid at 6.2 months.

The slower readings show where sellers face more resistance. The $400K–$499K band has 26 active listings and only 1 rolling sale. The $700K–$799K band has 15 active listings and no rolling sale. The $1M-plus core market remains well supplied relative to current closing pace.

The core market is not one market. It contains a few segments where demand is clearly present, and several others where buyer leverage remains strong. Pricing discipline matters in every band, but especially where rolling sales are thin or absent.

The $800K–$899K band is the strongest calculated core segment this week at 2.4 months of supply. The $600K–$699K band is also active at 4.3 months, while $300K–$399K stands at 6.2 months.

The slowest core readings are concentrated in the $400K–$499K band, the $700K–$799K band, and the $1M-plus market. The $700K–$799K band recorded no rolling sale. The $1M–$1.49M and $1.5M-plus bands together hold 46 active listings and only 2 rolling sales.

Active Residential Listings: 194

Listings Above $500,000: 96

Listings Below $400,000: 78

Median Active List Price: $499,000

Average Active Days on Market: 349.5

Median Active Days on Market: 312

Resort-market absorption improved this week, but the resort side remains deeply segmented. Resort markets have 194 active listings, 19 corrected four-week sales, and 10.2 months of supply. That is much better than last week’s published 13.9-month reading, but still buyer-favoring.

The resort inventory is old. Median active DOM is 312, average active DOM is 349.5, and 69 resort listings have been on the market for more than one year. Only 22 resort listings have been active for 90 days or less.

Weekly resort sales were concentrated at lower prices, but the sample included one high-end closing. Resort markets recorded 6 residential sales this week with a median of $241,250 and an average of $513,750. The rolling resort median is $310,000, while the rolling average is $543,079.

The resort market improved on absorption, but the improvement is concentrated. The under-$300K band has 54 active listings and 9 rolling sales, producing 6.0 months of supply. The $300K–$399K band also stands at 6.0 months, with 24 active listings and 4 rolling sales.

The strongest calculated resort segment is $1M–$1.49M, with 12 active listings and 4 rolling sales, producing 3.0 months of supply. That is a real activity signal, but it is still a small-count luxury reading and should not be treated as broad resort-market strength.

The middle resort price ladder remains weak. The $500K–$999K bands recorded no current rolling sale and together contain 71 active listings. The $400K–$499K band has 20 active listings and only 1 rolling sale.

Resort markets are moving better than last week’s published supply number suggested, but the structure is still uneven. Lower-priced resort inventory and a narrow $1M–$1.49M pocket are clearing. Much of the middle remains slow.

The resort market has three active pockets: under $300K, $300K–$399K, and $1M–$1.49M. The first two bands are moving at 6.0 months of supply, while the $1M–$1.49M band calculates at 3.0 months on 4 rolling sales.

The middle of the resort market remains the weak spot. Every band from $500K through $999K recorded no rolling sale. That group holds 71 active listings, which means buyer leverage remains substantial in those lanes.

Active Residential Listings: 422

Listings Above $500,000: 219

Listings Below $400,000: 156

Median Active List Price: $530,000

Average Active Days on Market: 314.4

Median Active Days on Market: 275

Countywide residential inventory stands at 422 active listings. Of those, 219 are priced above $500,000 and 156 are priced below $400,000. Core county accounts for 228 active listings, while resort markets account for 194.

The inventory base remains old. Median active DOM is 275, average active DOM is 314.4, and 118 active residential listings have been on the market for more than one year. Only 42 listings have been active for 90 days or less.

The corrected four-week sales count is 44, producing 9.6 months of countywide residential supply. That is improved, but it remains buyer-favoring. Active supply is still deep, and price-adjustment pressure is rising as sellers compete for selective demand.

Only 42 active residential listings have been on the market for 90 days or less, representing about 10.0% of active supply.

The largest inventory-age bucket remains 181–365 days, with 189 listings. The 365-plus pool increased to 118. That means 307 active residential listings have been exposed for more than 180 days, before even counting the 2 listings without usable DOM.

This is the structural backdrop behind the price-adjustment activity. A market can still produce closings while carrying a large base of aging inventory. That is what Taos County is doing now.

Active Land Listings: 706

Weekly Land Closings: 2

Weekly Average Land Sale Price: $26,750

Weekly Land Price Range: $18,500–$35,000

Average Land DOM: 186

The land market remains the clearest structural oversupply segment in Taos County. Two land sales closed this week against 706 active land listings.

The two land sales ranged from $18,500 to $35,000, with an average sale price of $26,750 and average DOM of 186. A two-sale sample is not enough to define a pricing trend, but it confirms that land activity remains thin relative to supply.

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

The land market remains deeply oversupplied. It recorded 2 weekly closings against 706 active listings. That is not enough activity to materially change the supply structure.

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 priced below $300,000 accounts for 606 active listings, keeping the market heavily weighted toward lower-priced inventory.

Rolling land-supply signals remain buyer-favoring:

• Under $50K: 200 active, 8 rolling sales, 25.0 months of supply

• $50K–$74,999: 103 active, 1 rolling sale, 103.0 months of supply

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

• $100K–$199,999: 140 active with no rolling sales

• $200K–$299,999: 84 active with no rolling sales

• Every land band from $300K through $1M-plus recorded no current rolling sale

There are narrow acreage-level exceptions, but they are small-count signals. Under-$50,000 parcels in the 20–50 acre category calculate at 1 month of supply on a single active listing and a single sale. Under-$50,000 parcels in the 1–5 acre category calculate at 18.8 months on 75 active listings and 4 rolling sales. Those pockets do not change the broader land read.

With 706 active listings and 2 weekly closings, land remains a slow, substitute-heavy market. Sellers in this segment compete against hundreds of alternatives, and the market continues to demand patience, pricing discipline, and a clear reason for a buyer to choose one parcel over another.

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.

The corrected four-week residential closing count stands at 44 for the August 23 report window. Because rolling closings are based on close dates, they reflect contracts negotiated weeks earlier. They should be interpreted as lagging absorption, not as proof that current price reductions have already produced closed sales.

Price adjustments in the weekly activity view totaled 38. The approximately 157 visible price-reduction events observed over the past 30 days are treated as a current market observation unless separately reconciled to unique listings. The public interpretation should read that figure as evidence of repricing pressure, not as a count of unique sellers.

Withdrawn activity was not included in this week’s public activity summary.

Two active residential listings did not have a usable days-on-market value and are shown separately in the inventory-age table so the table reconciles to the 422 active total.

Weekly land pricing is reported from 2 land sales. Because the sample contains only two transactions, the average sale price and DOM should not be treated as a broader land-pricing trend.

Taos County is not frozen. Buyers are still writing contracts. But the market is increasingly price-sensitive.

The weekly activity view showed 12 total closings: 10 residential and 2 land. Pending contracts increased to 61, and corrected four-week residential closings stood at 44. Those are real signs of transaction flow.

The larger structure remains buyer-favoring:

• countywide residential months of supply is 9.6

• core county is at 9.1 months

• resort markets are at 10.2 months

• active residential inventory stands at 422

• 219 active residential listings are priced above $500,000

• only 42 active listings have been on the market for 90 days or less

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

• median active DOM is 275

• average active DOM is 314.4

• price adjustments remained elevated at 38

• approximately 157 visible price-reduction events appeared over the past 30 days in current market review

• the median list-to-sale ratio is 94.01%

• land remains deeply oversupplied, with 706 active listings and 2 weekly closings

The meaningful story this week is the tension between transaction flow and repricing pressure. Closings and months of supply show that demand exists. Price adjustments and old inventory show that demand is selective. Those two facts can both be true at the same time.

The practical read is straightforward. Buyers still have leverage, but not every segment offers the same leverage. Sellers still have a path to closing, but the margin for aspirational pricing is narrowing. The market is not saying there are no buyers. It is saying buyers are choosing carefully, and many sellers are having to adjust before the market responds.

This is a disciplined market, and increasingly a repricing market. The details matter more than the headline.

How many homes sold in Taos County this week?

Ten residential properties sold in the weekly activity view. Twelve properties closed across all classes, consisting of 10 residential sales and 2 land sales.

What is the median home sale price in Taos County?

The weekly median residential sale price was $498,750, based on 10 sales. The corrected four-week median was $374,500.

Is the Taos real estate market favoring buyers or sellers?

Buyer leverage remains present. Countywide residential supply is 9.6 months, with 422 active listings and an older inventory profile. Core county is at 9.1 months of supply, while resort markets are at 10.2 months.

How much residential inventory is available in Taos County?

There are 422 active residential listings. Of those, 219 are priced above $500,000 and 156 are priced below $400,000. The median active list price is $530,000.

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 9.6 months of residential supply, which remains buyer-favoring even though it improved from last week’s published reading.

How are core county and resort markets different?

Core county has 228 active listings, 25 corrected four-week sales, and 9.1 months of supply. Resort markets have 194 active listings, 19 corrected four-week sales, and 10.2 months of supply. The gap narrowed this week, but both remain selective.

Which residential price band is moving fastest?

Countywide, the $800K–$899K band is the strongest calculated segment at 3.6 months of supply. In core county, the $800K–$899K band is fastest at 2.4 months. In resort markets, the $1M–$1.49M band calculates at 3.0 months on 4 rolling sales.

Why did the weekly median sale price rise while the rolling median fell?

The weekly median rose to $498,750 because the 10-sale weekly sample included a higher-priced mix and one $1.3 million closing. The corrected four-week median fell to $374,500, which gives a broader view of the recent closing mix. Weekly pricing is sample-sensitive.

Are price reductions becoming more important?

Yes. The weekly activity view showed 38 price adjustments, and current market review shows approximately 157 visible price-reduction events over the past 30 days. That does not mean every listing is distressed, and it does not prove a market-wide price decline. It does show that repricing pressure has become one of the clearest seller-side signals in the market.

What is happening in the Taos land market?

The land market remains structurally oversupplied, with 706 active listings and only 2 weekly closings. The two land sales averaged $26,750, with prices ranging from $18,500 to $35,000. Two sales are not enough to define a trend, but the land segment remains slow relative to supply.

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, but it is still based on closings from contracts negotiated earlier.

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