Taos Real Estate Intelligence Report

Residential closings provided the clearest improvement in this week’s activity. Thirteen homes closed during September 14–20, compared with five in the September 13 report. Land closings held at four, so the entire increase in total closings—from nine to 17—came from residential transactions.

The stronger closing count was not accompanied by an increase in every activity measure. New listings fell from 28 to 15, weekly pending activity eased from 68 to 66, price adjustments declined from 28 to 25, and expirations fell from 15 to 12. These are all-property-class counts. Together, they describe a busier closing week with fewer incoming listings, not proof of a broad acceleration in demand.

The weekly residential median rose from $592,000 to $715,000, but that compares five sales with 13. The current four-week median is $592,000, while the four-week average is $601,513. The higher weekly median describes the properties that closed; it does not establish appreciation across the market.

The supplied inventory count is 414 residential listings, with 53 four-week closings and a calculated 7.8 months of supply. That inventory has not been reconciled to the September 13 report’s corrected full-export definition. It therefore does not establish that inventory fell from 644 listings or that comparable supply tightened from 13.4 to 7.8 months.

The week’s strongest result was completed residential sales: 13 closings, eight more than last week. Four land closings left that segment’s transaction count unchanged.

Weekly pending activity was slightly lower, at 66 versus 68. Because closings reflect earlier contract decisions, the higher closing count and lower pending count should be read separately. This was a stronger week of completed transactions, not confirmation that new buyer demand accelerated.

Fifteen new listings represented less incoming competition than last week’s 28. Price adjustments and expirations also declined. These changes do not, by themselves, establish stronger seller leverage or explain the inventory difference between the two reports.

The current four-week residential count is 53. That is five above the 48 published last week, but the packet’s automatic historical comparison uses a different baseline. A consistent revised-series change has not been established.

Within the current packet, core supply calculates at 7.0 months and resort supply at 9.0. Activity remains uneven by price band. Small transaction counts make the fastest and slowest readings particularly sensitive to individual sales.

Land recorded four closings at a $277,500 median. The higher-priced weekly sample does not demonstrate a broad increase in land values. Rolling land absorption remains withheld without a complete verified closing-date series.

Closed Sales — All Classes: 17

Closed Sales — Residential: 13

Closed Sales — Land: 4

New Listings — All Classes: 15

Under Contract — Weekly Activity, All Classes: 66

Price Adjustments — All Classes: 25

Expired Listings — All Classes: 12

Four-Week Residential Closings: 53

Reported Active Residential Listings: 414

Calculated Residential Months of Supply: 7.8

Inventory-based figures describe the supplied September 20 packet. They are not a verified like-for-like comparison with September 13’s corrected inventory.

Overall Reported Residential Supply

Active Listings: 414

Four-Week Residential Sales: 53

Months of Supply: 7.8

Core Area Supply

Active Listings: 225

Median Active Price: $535,000

Average Active DOM: 296.5

Median Active DOM: 264

Four-Week Residential Sales: 32

Months of Supply: 7.0

Resort Market Supply

Active Listings: 189

Median Active Price: $538,000

Average Active DOM: 364.1

Median Active DOM: 331

Four-Week Residential Sales: 21

Months of Supply: 9.0

Within the supplied figures, resort inventory has a slower calculated absorption rate than core inventory. Similar median asking prices do not imply similar property mixes or selling conditions.

These are comparisons within the current packet. They do not establish that the geographic relationship reversed from last week’s corrected report. The active-DOM definition also has not been established as comparable with September 13’s listing-term measure.

• Residential closings increased from 5 to 13; land remained at 4.

• New listings declined from 28 to 15.

• Weekly pending activity eased from 68 to 66.

• Price adjustments declined from 28 to 25.

• Expirations declined from 15 to 12.

• Weekly residential median and average prices were $715,000 and $630,454.

• Four-week residential median and average prices were $592,000 and $601,513.

• The lowest calculated overall price-band supply was $800K–$899K at 4.3 months, based on four sales.

• The highest calculable overall supply was $1.5M+ at 36.0 months, based on one sale.

• Comparable inventory movement and changes in inventory age cannot be established from the supplied definitions.

Total closings increased by eight, and all eight additional closings were residential. Unlike a closing increase driven by land, this week’s improvement came directly from home sales.

The pending pipeline did not strengthen alongside that closing increase. Weekly pending activity was two lower, at 66. The difference is small, but it does not support a claim that new contract activity surged.

Seller activity eased on several measures: 13 fewer new listings, three fewer price adjustments and three fewer expirations. Fewer new listings reduced the week’s incoming listing count. Fewer adjustments and expirations do not prove that pricing resistance disappeared.

These activity totals cover all property classes and should not be treated as a residential inventory reconciliation.

Under Contract — Weekly Activity, All Classes: 66

Weekly pending activity declined from 68 to 66. It measures activity entering the available weekly contract pipeline, not a promise of 66 future closings.

A separate verified total pending-inventory figure is not reported.

Residential Sales: 13

Median Sale Price: $715,000

Average Sale Price: $630,454

Sale-Price Range: $155,000–$1,175,000

Median Sold DOM: 123

Average Sold DOM: 215.6

The weekly median was $123,000 above last week’s $592,000, and the average was $49,454 above $581,000. These are changes in small closing samples, not measurements of appreciation. The current sample spans more than $1 million between its lowest and highest sale.

Core accounted for eight residential closings, with a $770,000 median, $716,000 average and a $289,000–$1,175,000 range. Resort markets accounted for five, with a $683,000 median, $493,580 average and a $155,000–$745,000 range. Neither sample establishes a separate geographic price trend.

Reported median sold DOM was 123, compared with 146 last week, while average sold DOM was 215.6 versus 189.2. The lower median alongside a higher average describes an uneven closing sample rather than uniformly faster sales.

Core’s reported median and average sold DOM were 163 and 252.6 days; resort’s were 74 and 156.4. These describe properties that closed, not the expected selling time for every current listing.

Analysis Window: August 24–September 20, 2026

Residential Closings: 53

Median Sale Price: $592,000

Average Sale Price: $601,513

Median Sold DOM: 78

Average Sold DOM: 166.4

The current count is five above the 48 in the September 13 public report. That is a comparison of published readings, not a verified five-sale increase in a single revised historical series. The windows overlap, and later reporting can change historical counts.

The current median is $27,500 above the prior published $564,500, while the average is $11,597 below $613,110. Those opposing directions argue against a simple conclusion that prices are rising or falling across the market.

Reported four-week median DOM is 78 versus the prior published 77, while average DOM is 166.4 versus 135.5. The median is nearly unchanged and the average is higher. These readings do not support an unqualified statement that homes are selling faster.

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Active Residential Listings: 225

Listings Above $500,000: 120

Listings Below $400,000: 78

Median Asking Price: $535,000

Average Active DOM: 296.5

Median Active DOM: 264

Four-Week Residential Sales: 32

Calculated Months of Supply: 7.0

Core’s $700K–$799K band has the lowest calculated supply at 3.5 months, followed by $300K–$399K at 4.0 and $600K–$699K at 4.3.

Activity is not evenly distributed. Several other core bands remain in double-digit supply. The stronger bands should not be used to characterize the entire core market.

These figures describe the current packet; no decline from last week’s corrected 369 core listings is inferred.

Current-packet inventory; see Data Notes.

Two- and three-bedroom properties account for 165 of the 225 reported core listings. The two lowest price bands contain 78 listings, while 45 are priced at $1 million or more.

The $300K–$399K band recorded nine rolling sales, the largest core band count. Its 4.0-month supply calculation rests on more transactions than the 3.5-month reading for $700K–$799K, which recorded four sales.

At the slower end, $1.5M+ has 23 listings and one sale. The $400K–$499K and $900K–$999K bands each calculate at 13.0 months, and $500K–$599K at 12.5. Core conditions remain segmented rather than uniformly tight.

Calculations use the current packet’s inventory.

Active Residential Listings: 189

Listings Above $500,000: 96

Listings Below $400,000: 74

Median Asking Price: $538,000

Average Active DOM: 364.1

Median Active DOM: 331

Four-Week Residential Sales: 21

Calculated Months of Supply: 9.0

The supplied resort grouping includes Angel Fire, Red River, Eagle Nest and Taos Ski Valley. It is not a strict Taos County-only grouping.

The overall 9.0-month calculation conceals substantial differences between price tiers. Several bands have recent transactions, while $500K–$599K and $1.5M+ recorded no sale in the rolling window.

No decline from September 13’s corrected 275 resort listings is established by this packet.

Current-packet inventory; see Data Notes.

Under $300K is the largest reported resort price band, with 54 listings. Three rolling sales produce 18.0 months of supply. Lower asking prices do not automatically mean faster absorption.

The $800K–$899K and $900K–$999K bands each have six listings and two sales, producing 3.0 calculated months of supply. These are narrow, two-transaction pockets—not evidence that the entire resort market is tight.

The $400K–$499K band has four sales and 4.8 months of supply. The $1M–$1.49M band has 11 listings and one sale, producing 11.0 months.

No rolling sale appears in $500K–$599K, with 21 active listings, or $1.5M+, with 13. Their supply is not calculable from this window, rather than zero.

N/A means no rolling sales were recorded, so supply cannot be calculated.

Calculations use the current packet’s inventory.

Reported Active Residential Listings: 414

Listings Above $500,000: 216

Listings Below $400,000: 152

Median Asking Price: $536,500

Average Active DOM: 327.5

Median Active DOM: 292

The total comprises 225 core and 189 resort listings. The legacy countywide heading should not be interpreted as proof of a county-boundary filter.

Within the packet, $800K–$899K calculates at 4.3 months on four sales, followed by $300K–$399K at 4.7 on 12 sales and $700K–$799K at 4.9 on seven. The lowest calculated supply and the largest transaction sample are not the same thing.

At the slower end, $1.5M+ calculates at 36.0 months on one sale and $500K–$599K at 23.0 on two. Under $300K has 13.7 months on seven sales.

These readings show substantial variation within the supplied data. They do not establish a comparable week-over-week tightening of the overall market.

Current-packet inventory; see Data Notes.

The supplied age buckets account for 412 of 414 listings. Two core listings are not assigned within the breakdown; their ages and the reason for the omission are not established.

Forty-two listings appear in the first two buckets, equivalent to 10.1% of the reported inventory. The remaining reported buckets depict a heavily aged inventory base, including 208 listings in the 181–365 group and 122 in the final group.

This is not a verified change from September 13’s younger listing-term profile. The current DOM definition and final bucket boundary have not been reconciled with that report. The figures should not be used to claim that inventory suddenly aged between the two weeks.

The unassigned row reconciles the supplied counts without inventing missing ages.

Reported Active Land Listings: 706

Weekly Land Closings: 4

Median Sale Price: $277,500

Average Sale Price: $282,250

Sale-Price Range: $49,000–$525,000

Median Sold DOM: 245

Average Sold DOM: 271.3

Land closings were unchanged at four. The average sale price was substantially above the prior week’s $79,500, but the current range extends to $525,000 versus $148,000 previously. Four transactions do not establish a broad land-price trend.

The current land table reconciles to 706 listings. That does not establish an increase from September 13’s 618 because the dated populations have not been reconciled. No inventory-growth percentage is inferred.

Current-packet inventory; see Data Notes.

The supplied inventory is concentrated in lower asking-price brackets: 608 of 706 listings are below $300,000, including 200 below $50,000.

The 1–5 acre group is the largest acreage category, with 325 listings. Another 166 are under one acre. Together, these two categories account for 491 reported listings.

Four weekly sales are small relative to the reported inventory, but one week’s count is not a reliable long-run absorption rate. The supplied rolling matrix relies on a weekly-file fallback rather than an established complete closing-date history. Rolling land months of supply therefore remains withheld.

The higher weekly sale-price average reflects a different four-property sample. It does not demonstrate that land values rose, sellers gained pricing power, or the broader inventory is clearing faster.

Weekly activity covers September 14–20, 2026. Residential rolling statistics cover August 24–September 20, inclusive. Activity totals are all-class unless explicitly identified as residential or land.

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 current residential rolling figures use dated residential sold history; a complete verified closing-date series has not been established for land.

The current residential inventory count of 414 and land count of 706 have not been reconciled with September 13’s corrected full-export counts of 644 and 618. No comparable inventory decline, increase or change in months of supply is inferred from those pairs.

Supply calculations divide the current packet’s active inventory by its four-week residential sales under the report’s existing four-week convention. They are not converted to a calendar-month rate. N/A means no rolling sales in a band, not no inventory.

The prior report included areas beyond Taos County. The supplied current resort grouping includes Angel Fire, Red River, Eagle Nest and Taos Ski Valley. Legacy countywide and core-county headings do not establish a strict county boundary.

Current active DOM has not been demonstrated to use the same listing-term definition as September 13. The age distribution leaves two core listings unassigned, and the final bucket’s boundary has not been reconciled. No ages have been invented for those records.

The prior published residential rolling readings were 48 sales, a $564,500 median and a $613,110 average. The current packet’s automatic changes use a different, unreconciled baseline. Comparisons here identify the prior published figures explicitly rather than asserting a verified revised-series movement.

Weekly pending activity is a pipeline measure, not a forecast. A separate pending-inventory total and the supplied broader list-to-sale ratio are omitted because their population and time basis are not established. Withdrawn activity is not included in the public weekly summary.

Weekly prices describe 13 residential and four land transactions. Neither weekly nor rolling price changes establish same-property appreciation or depreciation. “Above $500,000” and “$500,000 and above” are different thresholds.

This was a stronger week for completed residential sales: 13 closings versus five, with land unchanged at four. New listings, weekly pending activity, price adjustments and expirations were all lower. That combination supports a more active closing week, not a claim that every part of the market accelerated.

The higher weekly residential median does not establish rising home values. The four-week median and average move in opposite directions relative to the prior published readings, and reported sold-market times remain uneven.

The inventory story is not a verified trend. The supplied 414 listings and 7.8-month calculation cannot be treated as proof of a sharp improvement from September 13’s corrected export.

The clearest conclusion is stronger completed residential activity alongside uneven conditions by price band and location. Buyers and sellers should judge the relevant competing inventory and recent comparable transactions rather than assume a sudden market-wide shift.

How many properties sold this week?

The September 14–20 report records 17 closings: 13 residential and four land. Residential closings increased from five in the prior week; land remained at four.

What is the median residential sale price?

The weekly median is $715,000 on 13 sales. The four-week median is $592,000 on 53 sales. These describe transaction mixes, not appreciation in individual homes.

Did buyer activity accelerate?

Completed residential sales increased, but weekly pending activity eased from 68 to 66. One stronger closing week does not establish a sustained acceleration in current buyer demand.

How much residential inventory is reported?

The current packet reports 414 listings. That population has not been reconciled with September 13’s corrected 644-listing export, so the figures do not establish a 230-listing decline.

What does the 7.8-month supply figure mean?

It is 414 reported listings divided by 53 four-week sales, rounded under the report’s four-week convention. It is not a verified improvement from last week’s 13.4 months because the inventory populations have not been reconciled.

How do core and resort markets differ?

The packet reports 225 core listings, 32 rolling sales and 7.0 calculated months of supply. Resort figures are 189 listings, 21 sales and 9.0 months. These are current-packet relationships, not verified week-over-week changes.

Which price band has the fastest calculated absorption?

Overall, $800K–$899K calculates at 4.3 months on four sales. Core’s lowest reading is $700K–$799K at 3.5. Resort’s $800K–$899K and $900K–$999K each calculate at 3.0 on two sales. Small samples limit the stability of these readings.

Is inventory older than last week?

That comparison cannot be established. The current DOM basis has not been reconciled with last week’s listing-term measure, and the current age buckets leave two listings unassigned.

Are sellers making fewer price adjustments?

The weekly all-class adjustment count declined from 28 to 25. That is not a residential price-reduction rate and does not, by itself, establish stronger seller leverage.

What is happening in land?

Four properties closed, unchanged from last week, at a $277,500 median and $282,250 average. The packet reports 706 active listings, without an established like-for-like comparison to last week. Rolling land absorption remains withheld.

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