Taos Real Estate Intelligence Report

The September 21–27 report records six closings, all residential, compared with 13 residential and four land closings last week. Weekly pending activity moved in the opposite direction, increasing from 66 to 73. Fewer completed transactions alongside more pending activity describes a mixed week, rather than a uniform retreat or acceleration in buyer demand.

The weekly residential median fell from $715,000 to $537,000. That comparison involves six sales this week and 13 last week, with a different geographic mix and no sale above $725,000 in the current sample. It does not establish a comparable decline in home values.

The four-week view contains 47 residential closings and a $592,000 median. Compared with last week’s published readings, the closing count is lower, the median is unchanged, and reported marketing times are longer. The calculated supply reading is 8.8 months, versus the previously published 7.8.

Current supply varies substantially by location and price. Core inventory calculates at 8.0 months and resort inventory at 9.8, while several individual price bands show much faster absorption. The aggregate figures suggest room for buyer negotiation, but they do not describe every property’s competitive position.

Completed residential sales fell from 13 to six. Land recorded no closings in the weekly activity view, compared with four last week. Total closings consequently declined from 17 to six.

Weekly pending activity increased by seven, to 73, while new listings rose from 15 to 21. Those figures show more reported contract activity and more incoming listings despite fewer completed sales. Contracts and closings occur at different stages of a transaction, so their weekly counts need not move together.

Price adjustments declined from 25 to 21, and expirations declined from 12 to 10. Neither movement establishes that sellers gained pricing power. These are all-class activity counts, not residential reduction or failure rates.

The four-week residential median remains $592,000. The average is $595,812, compared with the prior published $601,513. Reported four-week median days on market increased from 78 to 94, and average days on market increased from 166.4 to 182.8. Taken together, those published readings suggest a softer completed-sales picture without demonstrating broad price depreciation.

Within the current report, resort supply clears more slowly than core supply. Core’s $700K–$799K band has 2.8 calculated months of supply on five sales, while resort inventory at $1 million and above recorded no rolling sales. A single market-wide label would conceal these differences.

Land inventory totals 706 listings. No weekly land closings and a large available selection warrant attention, but this report does not establish a complete rolling land absorption rate.

Closed Sales — All Classes: 6

Closed Sales — Residential: 6

Closed Sales — Land: 0

Closed Sales — Commercial: 0

Closed Sales — Multi-use: 0

New Listings — All Classes: 21

Under Contract — Weekly Activity, All Classes: 73

Price Adjustments — All Classes: 21

Expired Listings — All Classes: 10

Four-Week Residential Closings: 47

Reported Active Residential Listings: 412

Calculated Residential Months of Supply: 8.8

Inventory and supply figures describe the current reporting population. Comparisons with prior published readings are subject to the definitions in Data Notes.

Overall Reported Residential Supply

Active Listings: 412

Four-Week Residential Sales: 47

Months of Supply: 8.8

Core Area Supply

Active Listings: 225

Median Active Price: $535,000

Average Active DOM: 299.3

Median Active DOM: 269

Four-Week Residential Sales: 28

Months of Supply: 8.0

Resort Market Supply

Active Listings: 187

Median Active Price: $535,000

Average Active DOM: 366.8

Median Active DOM: 333

Four-Week Residential Sales: 19

Months of Supply: 9.8

Core and resort markets have the same median asking price, but different inventory depth relative to sales. Resort supply calculates 1.8 months higher, and its reported active inventory has longer marketing times.

The report’s overall supply combines these two groups. Resort markets include Angel Fire, Red River, Eagle Nest and Taos Ski Valley; the coverage is broader than Taos County’s boundaries.

These current relationships suggest greater aggregate negotiating room on the resort side, although individual price bands differ sharply.

• Residential closings declined from 13 to six; land closings declined from four to zero.

• New listings increased from 15 to 21.

• Weekly pending activity increased from 66 to 73.

• Price adjustments declined from 25 to 21.

• Expirations declined from 12 to 10.

• Weekly residential median and average sale prices were $537,000 and $514,000.

• The four-week residential median remained $592,000 compared with the prior published report.

• Four-week closings totaled 47, versus the prior published 53.

• Reported four-week median DOM was 94, versus the prior published 78.

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

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

The 11-sale decline in total closings comprises seven fewer residential sales and four fewer land sales. Completed activity was materially lighter than last week’s published result.

At the same time, weekly pending activity increased by seven. That is evidence of more reported activity in the contract pipeline, but it does not establish that the pipeline will produce a corresponding increase in future closings.

New listings also increased, by six. Buyers encountered more incoming listings in the weekly activity view, while sellers recorded fewer price adjustments and expirations.

These measures point in different directions. The week supports a conclusion of fewer completed transactions alongside more pending activity, not a simple claim that demand either disappeared or strengthened throughout the market.

Activity totals cover all property classes and do not reconcile directly to the residential inventory count.

Under Contract — Weekly Activity, All Classes: 73

Weekly pending activity increased from 66 to 73, a gain of seven.

Pending activity measures the available weekly contract pipeline. It is not a count of completed sales or a promise of 73 future closings.

A separate total pending-inventory figure is not reported.

Residential Sales: 6

Median Sale Price: $537,000

Average Sale Price: $514,000

Sale-Price Range: $320,000–$725,000

Median Sold DOM: 106

Average Sold DOM: 207.7

The weekly median was $178,000 below last week’s $715,000, and the average was $116,454 below $630,454. Those changes describe two different closing samples, not a measured loss in the value of the same homes.

The geographic composition also changed. Core accounted for two of the six closings, compared with eight of 13 last week. Resort markets accounted for four, compared with five previously. This week’s core median was $637,000 and its resort median was $425,000, making the larger resort share relevant to the overall reading.

The two core sales ranged from $549,000 to $725,000, with both a median and average of $637,000. Their median and average DOM were both 81.

The four resort sales ranged from $320,000 to $640,000, with a $425,000 median and $452,500 average. Median DOM was 276 and average DOM was 271.

Overall median sold DOM declined from 123 to 106, while average sold DOM declined from 215.6 to 207.7. The longer resort marketing times and very small core sample make a broad claim of faster selling premature.

Analysis Window: August 31–September 27, 2026

Residential Closings: 47

Median Sale Price: $592,000

Average Sale Price: $595,812

Median Sold DOM: 94

Average Sold DOM: 182.8

The current four-week count is six below the 53 published for August 24–September 20. These are overlapping windows, and later-reported closings can revise the historical record. The comparison describes published readings rather than a verified six-sale decline in a single revised series.

The median remains $592,000. The average is $5,701 lower than the prior published $601,513, a much smaller movement than the decline in the weekly average. That contrast is consistent with the weekly figure being sensitive to the particular six homes that closed.

Reported median DOM increased by 16 days, from 78 to 94. Average DOM increased by 16.4 days, from 166.4 to 182.8. The rolling sample therefore contains longer marketing times than the prior published sample, even though this week’s six-sale DOM readings were lower.

Calculated supply is 8.8 months versus the prior published 7.8. The arithmetic pairs a lower rolling closing count with a similar reported inventory total. It is not evidence of improving absorption, although a verified week-over-week supply trend requires consistent inventory and historical-sales definitions.

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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: 299.3

Median Active DOM: 269

Four-Week Residential Sales: 28

Calculated Months of Supply: 8.0

The reported core inventory count matches last week’s 225, while four-week closings total 28 compared with the prior published 32. The resulting supply reading is 8.0 months, compared with 7.0 previously.

Within the current report, the strongest relative absorption is concentrated in particular bands. The $700K–$799K tier calculates at 2.8 months, followed by $600K–$699K at 4.0 and $300K–$399K at 5.1.

Other core bands carry much deeper supply relative to recent transactions. The overall figure should not be used to assume that every core seller faces the same competition.

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

The $700K–$799K band combines 14 listings with five rolling sales. Its 2.8-month supply reading indicates relatively limited inventory at the recent transaction pace. Five transactions remain a small sample, but this is a materially different competitive position from the slower core tiers.

The $400K–$499K band has 26 listings and one rolling sale, producing 26.0 months of supply. The $1.5M+ tier has 23 listings and one sale, producing 23.0 months.

The $900K–$999K tier has 13 listings and no rolling sales. Supply cannot be calculated from that window. That absence of recent closings is more informative than assigning a misleading zero-month figure.

Below $400,000, the $300K–$399K band has the larger sales sample: seven closings and 5.1 months of supply, compared with three closings and 14.0 months under $300,000. Lower asking prices do not automatically mean faster absorption.

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

Active Residential Listings: 187

Listings Above $500,000: 95

Listings Below $400,000: 73

Median Asking Price: $535,000

Average Active DOM: 366.8

Median Active DOM: 333

Four-Week Residential Sales: 19

Calculated Months of Supply: 9.8

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

The current report contains 187 resort listings and 19 rolling sales, compared with the prior published 189 and 21. Calculated supply is 9.8 months, versus the previously published 9.0.

Within the current figures, resort supply is deeper relative to transactions than core supply. The most pronounced weakness in recent closing activity is above $1 million, where 24 listings have no rolling sales.

That does not mean all resort price bands are inactive. The $400K–$499K tier recorded four sales, and $800K–$899K recorded two against six available listings.

Under $300,000 remains the largest resort price band, with 53 listings. Three rolling sales produce 17.7 months of supply. Entry-level pricing does not eliminate competition among sellers.

The $800K–$899K band has the lowest calculated resort supply at 3.0 months, based on six listings and two sales. The $400K–$499K band has a larger four-sale sample and 4.8 months of supply.

The $500K–$599K band recorded one rolling sale against 21 listings. Its 21.0-month calculation shows that the presence of a sale does not necessarily imply brisk absorption.

At $1 million and above, 11 listings in the $1M–$1.49M band and 13 at $1.5M+ had no rolling closings. Supply is not calculable in either band. Buyers have available choices, while sellers lack recent transaction volume in this window to support a claim of strong demand.

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

Reported Active Residential Listings: 412

Listings Above $500,000: 215

Listings Below $400,000: 151

Median Asking Price: $535,000

Average Active DOM: 330.1

Median Active DOM: 294

The overall total comprises 225 core and 187 resort listings. “Countywide” is the report’s established heading for this combined coverage, which includes communities beyond Taos County.

The largest inventory band is under $300,000, with 95 listings. At the other end, 69 listings are priced at $1 million or more.

The lowest calculated overall supply is $800K–$899K at 4.3 months on four sales, followed by $700K–$799K at 4.9 on seven sales and $600K–$699K at 5.0 on six sales.

Slower tiers include $1.5M+ at 36.0 months on one sale, $900K–$999K at 19.0 on one sale, and under $300K at 15.8 on six sales. These differences show why the overall 8.8-month calculation should not substitute for a property-specific assessment.

Forty-two listings appear in the first two age groups, representing 10.2% of reported residential inventory. The 181–365 and final 365+ groups together contain 328 listings, or 79.6% of the total.

The current distribution is therefore weighted heavily toward listings with longer reported marketing times. Fresh inventory represents a relatively small share of the available selection.

The reported median active DOM is 294, compared with the prior published 292; average active DOM is 330.1 versus 327.5. Those small differences do not establish how individual listings aged or whether the composition of inventory changed.

The two unassigned records reconcile the table to the inventory total without inventing their ages.

Reported Active Land Listings: 706

Weekly Land Closings: 0

No land closings appear in this week’s activity view, compared with four last week. There is therefore no weekly land sale-price median, average, range or sold-DOM statistic to report.

The active land table totals 706 listings, matching the prior published total. Matching totals do not establish that the underlying listings are unchanged.

With no weekly closings against a large available selection, the current report offers no evidence of land supply tightening. One week without a reported closing is not enough to conclude that land demand has disappeared.

Land selection is concentrated in lower asking-price brackets. Of the 706 reported listings, 608 are below $300,000, including 200 below $50,000.

The 1–5 acre category contains 325 listings, the largest acreage group. Another 166 are under one acre. Together, those categories account for 491 listings, or 69.5% of reported land inventory.

This distribution gives buyers substantial choice within those broad categories, although access, utilities, water, terrain and permitted use can make similarly priced parcels very different alternatives.

The combination of extensive inventory and no weekly closings is consistent with supply pressure. It does not establish a precise degree of oversupply or a long-run absorption rate. Rolling land months of supply remains withheld because the available rolling land data does not establish a complete closing-date history.

For sellers, the report offers no basis to assume stronger pricing power. For buyers, broad selection is a reason to compare parcel characteristics carefully, rather than treat all acreage as interchangeable.

Weekly activity covers September 21–27, 2026. Residential rolling statistics cover August 31–September 27, inclusive. Activity counts are all-class unless 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.

Residential rolling statistics use the current all-sold as-of history. A complete closing-date series has not been established for land, so rolling land months of supply is not published.

Comparisons with September 20 refer to that report’s published figures. Prior inventory and rolling-history definitions have not been fully reconciled to establish a consistently revised comparison series. Small differences in reported inventory, or changes in calculated supply, should not be interpreted as independently verified changes in available listings or market leverage.

Months of supply divides current active inventory by four-week residential sales under this report’s existing convention. It is not converted to a calendar-month rate. N/A means no rolling sales were recorded in a band, not that no inventory exists.

The report’s combined coverage includes the core area and the resort communities of Angel Fire, Red River, Eagle Nest and Taos Ski Valley. The established countywide and core-county headings do not establish a strict county-boundary filter.

The reported age buckets account for 410 of 412 residential listings. Two core listings are unassigned. The final bucket retains the supplied “365+” label; its boundary has not been independently reconciled with the preceding 181–365 group. Active DOM should not be assumed to represent an independently verified continuous listing history.

Weekly pending activity is a pipeline measure, not a closing forecast. A separate total pending-inventory figure is not included. Withdrawn activity was not included in this week’s public activity summary.

Weekly residential pricing describes six transactions: two core and four resort sales. No land closings appear in the weekly activity view. Weekly and rolling price statistics describe transaction samples, not same-property appreciation or depreciation. “Above $500,000” and “$500,000 and above” are different thresholds.

Completed sales were lighter this week, while reported pending activity increased. Six residential closings versus 13, and no land closings versus four, make this a weaker week for completed transactions. The increase in pending activity from 66 to 73 prevents that result from being read as a uniform decline across the transaction pipeline.

The four-week median remains $592,000, while the current closing count is below the prior published reading and reported marketing times are longer. These figures support caution about the pace of completed sales, not a claim that all home values are falling.

Current supply favors different negotiating positions in different segments. Core’s $700K–$799K band has relatively limited supply against five recent sales, while several other core tiers and upper-priced resort inventory face much thinner transaction activity.

The useful conclusion is a mixed market with substantial overall selection and specific pockets of faster absorption. Buyers and sellers should evaluate the competition and completed sales relevant to their property, rather than assume either a broad recovery or a market-wide decline.

How many properties sold this week?

The September 21–27 report records six closings, all residential. The prior report recorded 17: 13 residential and four land.

What is the median residential sale price?

The weekly median is $537,000 on six sales. The four-week median is $592,000 on 47 sales. The lower weekly median does not establish a comparable decline in individual home values.

Did buyer activity accelerate?

Weekly pending activity increased from 66 to 73, but residential closings fell from 13 to six. The report shows more pending activity alongside fewer completed sales, not a uniform acceleration or retreat in demand.

How much residential inventory is reported?

The current report contains 412 residential listings: 225 core and 187 resort. Last week’s published total was 414; that two-listing difference is not treated as a verified like-for-like inventory decline.

What does the 8.8-month supply figure mean?

It is 412 reported listings divided by 47 four-week residential sales, rounded under the report’s four-week convention. It describes current inventory relative to recent closings, not the expected time to sell an individual home.

How do core and resort markets differ?

Core has 225 listings, 28 rolling sales and 8.0 calculated months of supply. Resort markets have 187 listings, 19 sales and 9.8 months. Resort supply is deeper relative to current transaction volume, although individual price bands differ.

Which price band has the fastest calculated absorption?

Overall, $800K–$899K has the lowest calculated supply at 4.3 months on four sales. Core’s lowest reading is $700K–$799K at 2.8 on five sales. Resort’s lowest is $800K–$899K at 3.0 on two sales. Small samples make these readings sensitive to individual transactions.

Is inventory older than last week?

Reported median active DOM is 294 versus the prior published 292, and the average is 330.1 versus 327.5. Those small changes do not establish how the same listings aged. The current age distribution is heavily weighted toward longer marketing times and leaves two listings unassigned.

Are sellers making fewer price adjustments?

The weekly all-class adjustment count declined from 25 to 21. That is not a residential price-reduction rate and does not establish that sellers gained pricing power.

What is happening in land?

The report contains 706 active land listings and no weekly land closings, compared with four closings last week. There are no weekly land sale-price statistics to report, and rolling land months of supply 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