Taos Real Estate Intelligence Report

The Taos-area MLS export shows 644 active residential listings and 48 residential closings over four weeks, producing 13.4 months of supply. The September 7–13 weekly view records 9 closings: 5 residential and 4 land. These figures cover the supplied MLS exports, including areas beyond Taos County, not a county-filtered population.

This is the first published report since August 23. No editions were published for August 30 or September 6. Comparisons with August 23 span three weeks, and missing weekly activity has not been estimated.

Recalculating August 23 with the same inventory definition gives 665 listings and 15.1 months of supply. Inventory declined by 21 listings (3.2%) while four-week closings increased from 44 to 48. Absorption improved between those dated snapshots, but the preceding August 10–September 6 rolling window contains 57 sales in the September 13 export, so recent rolling volume has eased.

The weekly median residential sale price is $592,000 on five sales; the four-week median is $564,500. These describe the sales mix, not appreciation in individual homes.

Listing-term median active DOM is 121 days and average DOM is 189.4. There are 216 listings at 90 days or less (33.5%) and 88 beyond one year. The like-for-like August 23 median was 111 days: modest aging, not evidence that nearly all inventory is stale.

Residential supply is 13.4 months, compared with a recalculated 15.1 on August 23. Those figures use 644 and 665 distinct MLS listings respectively, including the full Active group and all residential types in each dated export.

Four-week residential closings are 48 versus 44 in the dated August 23 export, but below 57 in the preceding rolling window observed in the September 13 export. These overlapping windows do not establish an uninterrupted trend.

Weekly activity across all property classes includes 28 new listings, 68 under-contract listings, 28 price changes and 15 expirations. Residential-only counts are 17, 38, 20 and 6 respectively.

Core-area supply is 13.7 months (369 listings / 27 sales), slightly above resort supply of 13.1 (275 / 21). The corrected figures do not support the earlier claim that core clears more efficiently.

Across the full export, $300K–$399K has the fastest calculated absorption at 8.0 months, followed by $600K–$699K at 9.2 and $900K–$999K at 10.0. Small sales samples make band rankings sensitive to individual closings.

Listing-term DOM shows a mixed inventory base: 216 listings are at most 90 days old, 223 are 91–180 days old, and 205 are beyond 180 days. Cumulative exposure may be longer for relisted properties.

Land inventory is 618 listings with four weekly closings. Four-week land absorption remains withheld because the dated sold export lacks a verified Closing Date field.

Closed Sales — All Classes: 9

Closed Sales — Residential: 5

Closed Sales — Land: 4

New Listings — All Classes / Residential: 28 / 17

Under Contract — All Classes / Residential: 68 / 38

Price Changes — All Classes / Residential: 28 / 20

Expired Listings — All Classes / Residential: 15 / 6

4-Week Residential Closings: 48

Active Residential Listings — MLS Export: 644

Residential Months of Supply: 13.4

Conditional Listings Within All Active: 53

Full MLS Export Market Supply

Active Listings: 644

4-Week Residential Sales: 48

Months of Supply: 13.4

Core Area Market Supply

Active Listings: 369

Median Active Price: $568,000

Average Active DOM: 168.3

Median Active DOM: 116

4-Week Residential Sales: 27

Months of Supply: 13.7

Resort Market Supply

Active Listings: 275

Median Active Price: $545,000

Average Active DOM: 217.6

Median Active DOM: 125

4-Week Residential Sales: 21

Months of Supply: 13.1

Using the same definition for August 23, core supply moved from 15.0 to 13.7 and resort supply from 15.3 to 13.1 months. These are snapshots three weeks apart.

Resort listing-term median DOM is only nine days above core (125 versus 116). Months of supply uses active inventory divided by four-week sales under the report’s existing convention; completed sales lag contract decisions.

• Weekly closings: 5 residential and 4 land.

• All-class weekly activity: 28 new, 68 under contract, 28 price changes and 15 expired; residential-only: 17, 38, 20 and 6.

• Four-week residential closings: 48, compared with 57 in the preceding overlapping window.

• Like-for-like August 23 to September 13 inventory: 665 → 644; supply: 15.1 → 13.4 months.

• Core / resort supply: 13.7 / 13.1 months.

• Weekly residential median / average price: $592,000 / $581,000; median / average DOM: 146 / 189.2.

• Four-week residential median / average price: $564,500 / $613,110; median / average DOM: 77 / 135.5.

• Fastest full-export bands: $300K–$399K at 8.0, $600K–$699K at 9.2 and $900K–$999K at 10.0 months.

• $1.5M+ has 53.0 months on one sale; under $300K has 24.6 and $500K–$599K has 24.3.

• Listing-term median / average active DOM: 121 / 189.4, versus 111 / 185.6 on August 23.

• Listings ≤90 days: 216 (33.5%); beyond one year: 88.

• Active land: 618. Missing weekly observations are not zero activity.

The September 7–13 view records five residential and four land closings, compared with ten and two in the August 23 report week. These are separate weeks three weeks apart, not consecutive-week measurements.

All-class new listings / under contract / price changes / expired are 28 / 68 / 28 / 15, compared with 37 / 61 / 38 / 11 for August 23. Residential-only current counts are 17 / 38 / 20 / 6. The missing intervening weekly sequence prevents a continuous trend claim.

Under Contract — Weekly Activity, All Classes: 68

Under Contract — Residential: 38; Land: 24; Commercial: 4; Multifamily: 2

Conditional Listings Within All Active Residential Inventory: 53 (49 ACTP, 0 AR, 4 BSC)

None of the 68 weekly under-contract listings appears in the All Active export. The 53 conditional listings are already included in the 644 residential inventory total. These measures are presented separately, not as a combined pipeline total or a forecast of guaranteed closings.

Residential Sales This Week: 5

Median Sale Price: $592,000

Average Sale Price: $581,000

Weekly Price Range: $322,000–$906,000

Median Days on Market: 146

Average Days on Market: 189.2

Five sales provide a narrow view of pricing. The weekly median is above the $498,750 published for August 23, while the average is below that week’s $616,900. The current sample contains no million-dollar closing and cannot establish a countywide change in home values.

Core county accounted for 3 residential sales, and resort markets for 2. Those small geographic samples are not sufficient to establish separate weekly price trends. The corrected four-week measures provide more useful context.

Time on market is the more direct signal in this week’s closing pool. Median DOM of 146 and average DOM of 189.2 show that completed transactions included long-exposed listings. These are times associated with homes that closed, not a forecast of how long every active property will take to sell.

Total Residential Closings — 4 Weeks: 48

4-Week Median Sale Price: $564,500

4-Week Average Sale Price: $613,110

4-Week Median / Average DOM: 77 / 135.5

The dated September 13 residential all-sold export covers August 17–September 13 and contains 48 closings. No later weekly-file rows were needed. The preceding August 10–September 6 window contains 57 closings in that same export, a 15.8% decline between overlapping windows.

The dated August 23 export contains 44 closings for July 27–August 23. That same older window contains 46 in the September 13 export because of two late-reported sales. The like-for-like dated-snapshot supply comparison retains 44: 665 / 44 = 15.1 months, versus 644 / 48 = 13.4 now.

The four-week median rose from $374,500 in the dated August 23 snapshot to $564,500, while average DOM rose from 113.8 to 135.5. These are changes in transaction mix, not same-property appreciation or a reconstruction of missed weekly activity.

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Active Residential Listings: 369

Listings Above $500,000: 205

Listings Below $400,000: 109

Median Active List Price: $568,000

Average / Median Active Listing-Term DOM: 168.3 / 116

Core inventory declined from a recalculated 374 on August 23 to 369; four-week sales increased from 25 to 27. Supply moved from 15.0 to 13.7 months.

The $300K–$399K band leads core absorption at 6.9 months. $600K–$699K and $700K–$799K each calculate at 7.3. There are 132 listings at 90 days or less and 38 beyond one year.

Core has 141 two-bedroom and 145 three-bedroom listings, plus 64 listings at $1 million or more.

Under $300K has 54 active listings and one sale (54.0 months). $800K–$899K has 29 listings and one sale (29.0 months); $1.5M+ has 30 and one (30.0 months). Thin transaction counts warrant caution when comparing segments.

Active Residential Listings: 275

Listings Above $500,000: 147

Listings Below $400,000: 102

Median Active List Price: $545,000

Average / Median Active Listing-Term DOM: 217.6 / 125

Resort inventory declined from a recalculated 291 to 275 between August 23 and September 13, while four-week sales increased from 19 to 21. Supply fell from 15.3 to 13.1 months. There are 84 listings at 90 days or less and 50 beyond one year.

Under $300K has 69 listings and four sales, or 17.3 months of supply, compared with 7.3 months in the recalculated August 23 snapshot.

The fastest calculated resort bands are $900K–$999K at 4.5 months and $800K–$899K at 6.0, each based on two sales. $400K–$499K has 6.3 months on four sales; $1M–$1.49M has 7.3 on three.

No four-week sale was recorded in $500K–$599K (32 active) or $1.5M+ (23 active). Their supply is N/A, not zero.

Active Residential Listings — Full MLS Export: 644

Listings Above $500,000: 352

Listings Below $400,000: 211

Median Active List Price: $550,000

Average / Median Active Listing-Term DOM: 189.4 / 121

Inventory declined from 665 to 644, down 21 or 3.2% over three weeks. Core accounts for 369 and resort for 275. The median asking price was $556,000 in the recalculated August 23 snapshot.

Listing-term median DOM increased from 111 to 121 and the ≤90-day share declined from 38.6% to 33.5%. This is modest aging; it does not support the earlier claim that most inventory is old. The 205 listings beyond 180 days account for 31.8% of inventory.

Listing-term DOM, not cumulative DOM: 216 listings (33.5%) are at most 90 days old. Beyond 180 days are 205 (31.8%), including 88 beyond one year. All listings have usable DOM.

On the same definition, August 23 median DOM was 111 and the ≤90-day share was 38.6%, versus 121 and 33.5% now. This indicates modest listing-term aging.

Active Land Listings: 618

Weekly Land Closings: 4

Weekly Average Land Sale Price: $79,500

Weekly Land Price Range: $17,499–$148,000

Average Land DOM — Weekly Closings: 797.3

The dated land export contains 618 distinct listings, compared with 623 on August 23. The weekly closing sample is four, versus two in the August 23 week, and is too small to establish a broad trend.

Under $50,000 is the largest land price segment with 180 listings. The 1–5 acre group contains 264. All acreage values parsed; no listings were dropped for missing acreage.

Land buyers have 618 listings in the dated export, including 520 below $300,000 and 264 in the 1–5 acre group. Four weekly closings describe a thin transaction sample, not a complete absorption measure.

The dated land sold export exists and produces 15 provisional rows in the four-week window, but it has no Closing Date column. The derived close date equals Off Market Date on all 3,063 rows. Without verified closing dates, rolling land supply remains withheld.

The land export includes 37 listings typed commercial, multifamily or FR. This report preserves the supplied export population rather than silently filtering those rows.

Inventory and tables have been corrected using the dated September 13 and August 23 MLS exports. August 23 comparisons here are recalculated on the same definition, not the original published inventory figures.

Coverage is the full supplied MLS export, not a strict Taos County boundary. The existing resort mapping includes Angel Fire (200), Red River (42), Eagle Nest (20) and Taos Ski Valley (13). Core means every other export area, including named out-of-county areas. Legacy headings using countywide or core county refer to these export segments.

Residential inventory counts distinct MLS numbers across ACT, PC, EXT, BOM, ACTP, AR and BSC, with all residential types including fractional. Shared addresses and Tax IDs are not merged. September 13 has 591 open-active and 53 conditional listings, totaling 644. There are no blank areas or unknown list prices.

DOM is the export’s listing-term DOM, not cumulative DOM. Relistings may have longer cumulative exposure; age statements here describe listing terms, not total property marketing history. All 644 listings have usable DOM. The final age bucket means more than 365 days, separate from 181–365.

Weekly activity totals cover all property classes; residential subsets are labeled separately. The 68 under-contract listings do not overlap All Active. No unsupported total pending inventory is published.

Four-week supply uses active listings divided by sales over week ending minus 27 days through week ending. N/A means no sales. This preserves the report’s four-week convention rather than converting to a calendar-month rate.

The September 13 residential sold export supplies 48 closings for August 17–September 13 and 57 for August 10–September 6. The older July 27–August 23 window has 44 in its dated export and 46 in the later export due to late reporting. No weekly activity or inventory is fabricated for August 30 or September 6.

Land rolling absorption is withheld because its sold export lacks verified closing dates; Off Market Date is not treated as proven Closing Date.

The previous list-to-sale ratio is omitted because its sample population was not verified. The August 23 30-day price-reduction count is not carried forward. Current all-class price changes are not expressed as a residential inventory percentage.

The exports were saved at 08:22 on September 13 and 07:47 on August 23; MLS query times were not recorded. The separate MLS screen count of 645 remains unreconciled; this report uses the 644 distinct listings in the dated export.

Weekly prices use only five residential and four land closings. They do not establish market-wide appreciation or depreciation.

The corrected MLS-export picture is 644 active residential listings and 13.4 months of supply. Like-for-like supply improved from 15.1 months on August 23, but the latest four-week closing count is below the preceding overlapping window.

• Core / resort supply: 13.7 / 13.1 months.

• Residential listings above $500,000: 352; below $400,000: 211.

• Listings at 90 days or less: 216 (33.5%); beyond one year: 88.

• Listing-term median / average active DOM: 121 / 189.4.

• Weekly price changes: 28 across all classes, including 20 residential.

• Land inventory: 618; rolling land absorption withheld pending verified closing dates.

Demand remains uneven by segment. The corrected inventory is more extensive and substantially younger by listing-term DOM than previously described. Buyers and sellers should assess the relevant price band and individual exposure history rather than rely on a single export-wide average.

How many homes sold in the report area this week?

Five residential properties and four land properties closed in September 7–13. These figures cover the supplied MLS export, including areas beyond Taos County.

What is the median residential sale price?

The weekly median is $592,000 on five sales; the four-week median is $564,500 on 48 sales. These describe the sales mix, not appreciation.

How much residential inventory is available?

The dated MLS export contains 644 distinct residential listings, including 53 conditional listings. There are 352 above $500,000 and 211 below $400,000; median list price is $550,000.

What does months of supply mean?

Under this report’s four-week convention, 644 active listings divided by 48 sales gives 13.4 months of supply. N/A indicates no sales, not zero supply.

How do core and resort markets differ?

Core has 369 listings, 27 four-week sales and 13.7 months of supply. Resort has 275, 21 and 13.1 respectively. Listing-term median DOM is 116 in core and 125 in resort.

Which price band has the fastest calculated absorption?

Across the full export, $300K–$399K leads at 8.0 months. Core’s fastest is also $300K–$399K at 6.9; resort’s is $900K–$999K at 4.5 on only two sales.

Has absorption improved since August 23?

On the same dated-export definition, supply declined from 15.1 to 13.4 months. Four-week sales rose from 44 to 48, but the preceding overlapping window contains 57 in the September 13 export. This is not uninterrupted acceleration.

Is most inventory old?

No. Listing-term median DOM is 121; 216 listings (33.5%) are at 90 days or less, 205 (31.8%) exceed 180 days and 88 exceed one year. Relisted properties may have longer cumulative exposure.

Are price changes still occurring?

The weekly files contain 28 price changes across all property classes, including 20 residential. Missing intervening weekly files prevent a continuous trend claim.

What is happening in land?

There are 618 active listings and four weekly closings averaging $79,500. Four-week land absorption is withheld because the sold export has Off Market Date rather than a verified Closing Date.

How does the reporting break affect comparisons?

No activity is invented for August 30 or September 6. August 23 comparisons span three weeks and use its own dated exports; later-reported sales can change historical windows.

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