Taos Real Estate Intelligence Report

Completed sales rebounded during September 28–October 4. Twenty homes and four land parcels closed, compared with six homes and no land closings in the prior report. That is a stronger week for completed transactions, but the other activity measures do not establish a broad acceleration in current demand.

Weekly pending activity declined from 73 to 64. New listings increased slightly, from 21 to 22, while price adjustments rose from 21 to 26 and expirations increased from 10 to 22. More closings occurred alongside fewer reported pending contracts and more listings reaching expiration.

The weekly residential median rose from $537,000 to $590,000. The average increased more sharply, to $756,345, with a $3.9 million closing in the 20-sale sample. These figures describe the homes that sold; they do not establish a comparable increase in individual property values.

The four-week report contains 49 residential closings and a $549,000 median, compared with the prior published 47 closings and $592,000 median. Current inventory calculates at 8.4 months of supply. The broader picture remains substantial selection, uneven absorption and older inventory, with a strong closing week that has not resolved those conditions.

Total closings increased from six to 24. Residential sales accounted for 14 of the 18 additional closings, rising from six to 20. Land contributed the remaining four.

Weekly pending activity moved in the opposite direction, falling by nine to 64. New listings increased by one to 22. Completed sales reflect earlier transaction decisions, so the rebound in closings should not be treated as evidence that new buyer activity strengthened by the same amount.

Price adjustments increased to 26, and expirations reached 22. The expiration count more than doubled from last week’s 10. These all-class counts point to more reported repricing and listing expirations, but they are not residential reduction or failure rates.

The four-week price measures diverge. The median is $549,000 versus the prior published $592,000, while the average is $641,751 versus $595,812. Reported median sold days on market increased from 94 to 119, while average sold days on market declined from 182.8 to 177.8. The mixed readings show why one statistic cannot establish a market-wide change in prices or selling speed.

Core supply calculates at 8.3 months and resort supply at 8.5 months. Their aggregate inventory-to-sales relationships are similar, but individual price bands remain very different. Core’s $800K–$899K band has four rolling sales and 2.8 months of supply; resort inventory in that same band has no rolling sales.

The longer-term listing-outcome sample provides additional context rather than a directional trend. Of 242 resolved listing periods in the 365-day lookback, 71 ended in expiration or withdrawal, a 29.3% share. Substantial exclusions and unresolved records mean this is not a market-wide likelihood of failing to sell.

Closed Sales — All Classes: 24

Closed Sales — Residential: 20

Closed Sales — Land: 4

Closed Sales — Commercial: 0

Closed Sales — Multi-use: 0

New Listings — All Classes: 22

Under Contract — Weekly Activity, All Classes: 64

Price Adjustments — All Classes: 26

Expired Listings — All Classes: 22

Four-Week Residential Closings: 49

Reported Active Residential Listings: 411

Calculated Residential Months of Supply: 8.4

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: 411

Four-Week Residential Sales: 49

Months of Supply: 8.4

Core Area Supply

Active Listings: 224

Median Active Price: $535,000

Average Active DOM: 302.3

Median Active DOM: 276

Four-Week Residential Sales: 27

Months of Supply: 8.3

Resort Market Supply

Active Listings: 187

Median Active Price: $535,000

Average Active DOM: 369.8

Median Active DOM: 340

Four-Week Residential Sales: 22

Months of Supply: 8.5

Core and resort markets have the same median asking price and similar calculated supply, but resort inventory has longer reported marketing times. Resort median active DOM is 64 days higher than core, and average active DOM is 67.5 days higher.

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.

Similar aggregate supply does not mean identical competition. Price-band sales counts reveal differences that disappear in the overall totals.

• Residential closings increased from six to 20; land closings increased from zero to four.

• New listings increased from 21 to 22.

• Weekly pending activity declined from 73 to 64.

• Price adjustments increased from 21 to 26.

• Expirations increased from 10 to 22.

• Weekly residential median and average sale prices were $590,000 and $756,345.

• The weekly sample included a $3.9 million residential sale.

• The four-week residential median was $549,000, versus the prior published $592,000.

• Four-week residential closings totaled 49, versus the prior published 47.

• Reported four-week median DOM was 119, versus the prior published 94.

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

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

The increase from six to 24 total closings is substantial, but it follows a very light prior week. Across the three published reports ending September 20, September 27 and October 4, total closings were 17, six and 24. That sequence shows volatility in completed activity rather than a steady progression.

Weekly pending activity over those same reports was 66, 73 and 64. The latest reading is below both preceding weeks, but three observations do not establish a sustained decline in buyer demand.

New listings rose from 15 to 21 to 22 across the three reports. That is a short sequence of increasing incoming activity, with only a one-listing increase in the latest week. It is not enough to establish a seasonal or long-term listing trend.

Price adjustments were 25, 21 and 26, while expirations were 12, 10 and 22. The latest expiration count stands out against the preceding two readings. An expiration records a listing outcome, however, not necessarily a property permanently leaving the market or a seller abandoning plans to sell.

Activity totals cover all property classes. They do not form an inventory accounting equation, and new listings, expirations and closings should not be netted against one another to explain the residential inventory total.

Under Contract — Weekly Activity, All Classes: 64

Weekly pending activity declined from 73 to 64, a decrease of nine.

The lower count contrasts with the increase in completed sales. It supports a description of fewer reported pending contracts during a stronger closing week, not a forecast that the next week’s closings must fall.

Longer-term records also show that reaching a pending status can take time. In the 365-day lookback, median time from a recorded listing start to pending was 77 days below $300,000, based on 39 observations; 141 days at $300K–$399K, based on 23; and 76.5 days at $500K–$599K, based on 18.

These are selected historical listing-period samples, not the current week’s 64 pending contracts. They do not establish a change in contracting speed over time or a complete marketing history across relistings.

A separate total pending-inventory figure is not reported. Pending closing-date information is not reliable enough to use as a forecast of future completions.

Residential Sales: 20

Median Sale Price: $590,000

Average Sale Price: $756,345

Sale-Price Range: $121,000–$3,900,000

Median Sold DOM: 129

Average Sold DOM: 133.4

The weekly median increased by $53,000 from last week’s $537,000. The average increased by $242,345 from $514,000. The much larger movement in the average reflects its sensitivity to high-priced transactions.

The $3.9 million sale has a substantial effect on this week’s average. Using the reported count and average, removing that single transaction would leave an average of approximately $590,889 across the other 19 sales. That calculation illustrates the effect of the highest-priced sale; it is not an alternative official market average or an estimate of the median without that sale.

Core accounted for 12 of the 20 closings, compared with two of six last week. Resort markets accounted for eight, compared with four previously. Both the size and composition of the closing sample changed.

The 12 core sales ranged from $121,000 to $3.9 million, with a $557,500 median and $831,500 average. Median sold DOM was 125 and average sold DOM was 132.7.

The eight resort sales ranged from $309,900 to $1.1 million, with a $590,000 median and $643,613 average. Median sold DOM was 129 and average sold DOM was 134.5.

Overall median sold DOM increased from 106 to 129, while average sold DOM declined from 207.7 to 133.4. Those opposing movements describe different transaction samples and do not support a simple claim that homes uniformly sold faster or slower.

Analysis Window: September 7–October 4, 2026

Residential Closings: 49

Median Sale Price: $549,000

Average Sale Price: $641,751

Median Sold DOM: 119

Average Sold DOM: 177.8

The current closing count is two above the 47 published for August 31–September 27. These are overlapping windows, and historical closings can be revised as later information arrives. The comparison describes published readings rather than a verified two-sale increase in one consistently revised series.

The median is $43,000 below the prior published $592,000, while the average is $45,939 higher than $595,812. A lower median alongside a higher average shows that the distribution of sale prices matters. Neither movement establishes appreciation or depreciation in the same properties.

Reported median sold DOM increased by 25 days, from 94 to 119. Average sold DOM declined by five days, from 182.8 to 177.8. The middle transaction and the arithmetic average are therefore giving different signals about the current sample’s marketing times.

Across the September 20, September 27 and October 4 reports, published four-week closing counts were 53, 47 and 49. Published medians were $592,000, $592,000 and $549,000. These readings provide recent context, but their overlapping windows and unreconciled historical definitions do not establish a long-term sales or price trend.

Calculated supply is 8.4 months, versus the prior published 8.8. Core’s published comparison moves from 8.0 to 8.3, while resort’s moves from 9.8 to 8.5. Even the apparent aggregate improvement is uneven between the two groups, and a verified trend requires consistent inventory and historical-sales definitions.

Want this report in your inbox each week? Subscribe at RealEstateInTaos.com to receive the next Taos County market update.

Active Residential Listings: 224

Listings Above $500,000: 119

Listings Below $400,000: 78

Median Asking Price: $535,000

Average Active DOM: 302.3

Median Active DOM: 276

Four-Week Residential Sales: 27

Calculated Months of Supply: 8.3

The current core inventory reading is 224, compared with the prior published 225. Four-week sales total 27, compared with 28, and calculated supply is 8.3 months versus 8.0. These are comparisons between published readings, not independently verified changes in the same inventory population.

Current absorption is strongest in the $800K–$899K and $700K–$799K bands. Each recorded four rolling sales, producing 2.8 and 3.5 months of supply, respectively.

Other core bands have much more inventory relative to recent transactions. The overall 8.3-month calculation should not substitute for examining the listings that compete with a particular home.

Two- and three-bedroom properties account for 164 of the 224 core listings. The two lowest price bands contain 78 listings, while 44 are priced at $1 million or more.

The $800K–$899K band has 11 listings and four rolling sales, producing 2.8 months of supply. The $700K–$799K band has 14 listings and four sales, producing 3.5 months. Those are relatively limited inventory-to-sales relationships within the current core report, although each depends on only four transactions.

The $400K–$499K and $500K–$599K bands each have 26 listings and two rolling sales, producing 13.0 months of supply. The $1.5M+ tier has 23 listings and one sale, producing 23.0 months.

The $900K–$999K band has 13 listings and no rolling sales. Supply cannot be calculated from that window; it is not zero.

Lower prices do not guarantee faster absorption. Under $300,000, 42 listings and four sales produce 10.5 months of supply. The $300K–$399K band has 36 listings and five sales, producing 7.2 months.

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: 369.8

Median Active DOM: 340

Four-Week Residential Sales: 22

Calculated Months of Supply: 8.5

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 22 rolling sales, compared with the prior published 187 and 19. Calculated supply is 8.5 months, versus the previously published 9.8. Matching inventory totals do not establish that the underlying listings are unchanged.

Resort supply is close to core’s aggregate reading, but its active listings have longer reported marketing times. Median active DOM is 340, compared with core’s 276.

Within resort price bands, recent transactions are uneven. The $300K–$399K tier recorded four rolling sales, while the $800K–$899K and $1.5M+ tiers recorded none.

Under $300,000 remains the largest resort price band, with 53 listings. Four rolling sales produce 13.3 months of supply, showing that entry-level pricing does not eliminate competition among sellers.

The $900K–$999K band has the lowest calculated resort supply at 3.0 months, based on six listings and two sales. That small sales sample makes the reading sensitive to individual transactions.

The $300K–$399K band provides a larger four-sale sample, with 20 listings and 5.0 months of supply. The $600K–$699K band has 18 listings and three sales, producing 6.0 months.

The $800K–$899K tier has six listings and no rolling sales. At $1.5M+, 13 listings also have no rolling sales. Supply is not calculable in either band.

The $1M–$1.49M tier recorded one sale against 11 listings, producing 11.0 months of supply. That transaction establishes some completed activity in the band, but not broad strength across upper-priced resort inventory.

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

Reported Active Residential Listings: 411

Listings Above $500,000: 214

Listings Below $400,000: 151

Median Asking Price: $535,000

Average Active DOM: 333.2

Median Active DOM: 299

The overall total comprises 224 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, 68 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 months on seven sales. All four sales in the $800K–$899K band occurred in the core group; the combined reading therefore conceals the absence of resort closings in that band.

Slower tiers include $1.5M+ at 36.0 months on one sale, under $300K at 11.9 months on eight sales, and $400K–$499K at 11.3 months on four sales. These differences make a property-specific comparison more useful than applying the overall 8.4-month reading to every listing.

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 327 listings, or 79.6% of the total.

The available selection is therefore weighted heavily toward listings with longer reported marketing times. This is a current inventory characteristic, not proof that every listing has remained continuously available through the same uninterrupted marketing period.

Median active DOM is 299, compared with the prior published 294; average active DOM is 333.2 versus 330.1. Those differences do not independently establish how the same properties aged or how inventory composition changed.

The supplied age groups account for 409 listings. Two core records remain unassigned, reconciling the table to 411 without inventing their ages.

The longer-term listing-outcome sample also warrants attention. In the 365-day lookback, 71 of 242 resolved listing periods ended in expiration or withdrawal: 18 expirations and 53 withdrawals, with no cancellations recorded. That is 29.3% of the selected resolved sample, not 29.3% of current inventory.

Results vary within that historical sample. At $1.5M+, eight of 13 resolved listing periods ended without a recorded closing, compared with four of 25 at $500K–$599K. These are small, selected cohorts, and a property may have more than one listing period. They describe recorded outcomes rather than a forecast for an individual seller.

Another 308 listing periods remain unresolved, and 840 records lack an identified entry event in the outcome analysis. Those coverage limits prevent treating the resolved sample as a complete measure of market-wide selling success. The data also does not establish whether the unsuccessful-outcome share is rising or falling over time.

Reported Active Land Listings: 706

Weekly Land Closings: 4

Median Sale Price: $75,000

Average Sale Price: $112,500

Sale-Price Range: $60,000–$240,000

Median Sold DOM: 380

Average Sold DOM: 381.5

Four land parcels closed this week, compared with none in the prior report. Their marketing times show that completed transactions can occur after extended exposure, but four sales are too few to establish the typical experience of all land sellers.

Last week had no land closings, so there is no prior-week land sale-price median or average against which to measure a price change.

The active land table totals 706 listings, matching the prior published total. Matching totals do not establish that the same parcels remain available.

Four closings alongside 706 reported listings describe activity within a broad available selection. They do not establish a complete rolling absorption rate or prove that land supply is tightening.

Land selection remains 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 week’s four completed sales had a $75,000 median and 380-day median marketing time. Those results describe a small group of parcels that closed after substantial reported exposure; they do not establish a broad decline in land values or the time required to sell every parcel.

Access, utilities, water, terrain and permitted use can make similarly priced parcels very different alternatives. Buyers should compare those characteristics rather than treat the inventory total as a count of interchangeable choices.

Rolling land months of supply remains withheld because the available rolling land data does not establish a complete closing-date history. The defensible conclusion is that transactions occurred within a large available selection, without enough evidence here to establish a long-term change in land absorption.

Weekly activity covers September 28–October 4, 2026. Residential rolling statistics cover September 7–October 4, 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 27 refer to that report’s published figures. The three-report context also references September 20’s published readings. Prior inventory and rolling-history definitions have not been fully reconciled to establish a consistently revised comparison series. Changes in reported inventory or 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 409 of 411 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. Weekly withdrawn activity is unavailable, so the 22 expirations are not a complete count of all unsuccessful listing outcomes.

The historical pending and listing-outcome observations use a 365-day lookback. They describe recorded listing periods rather than necessarily unique properties or uninterrupted histories across relistings. Historical days-to-pending figures and pre-pending reductions use the stated price-band samples; they are separate from weekly activity counts.

The historical outcome analysis considers listing periods at least 90 days old and reports 242 resolved periods, 308 unresolved periods and 840 records without an identified entry event. Unresolved periods are excluded from the resolved-outcome percentage. The 71 expirations or withdrawals among resolved periods do not establish a market-wide failure probability, a permanent failure to sell or a change in outcomes over time.

Weekly residential pricing describes 20 transactions: 12 core and eight resort sales. Weekly land pricing describes four transactions. Weekly and rolling price statistics describe transaction samples, not same-property appreciation or depreciation. The illustrative residential average excluding the $3.9 million sale is calculated from the reported count and rounded average.

“Above $500,000” and “$500,000 and above” are different thresholds. The report does not establish a long-term price trend, a seasonal explanation for this week’s activity or a consistently measured trend in new listings, pending contracts or unsuccessful listing outcomes.

This was a stronger week for completed sales: 20 residential closings and four land closings, compared with six and zero. It was not a uniformly stronger week across the transaction pipeline. Pending activity declined, while price adjustments and expirations increased.

The weekly price rebound also needs perspective. The median rose to $590,000, but a $3.9 million closing materially lifts the $756,345 average. The four-week median is lower than the prior published reading, even as its average is higher. These are changes in closing samples, not a direct measurement of changing home values.

Current supply remains substantial overall, with sharper differences by location and price. Core’s $800K–$899K band has relatively limited inventory against four recent sales, while the same resort band has no rolling closings. Older inventory remains a prominent feature of the available selection.

The longer-term listing records show that reaching a contract can take months and that some recorded listing periods end without a closing. They do not establish that those outcomes are becoming more common. Buyers and sellers should use this context to assess relevant competition and comparable sales, without treating one strong closing week—or one broad market statistic—as a verdict on every property.

How many properties sold this week?

The September 28–October 4 report records 24 closings: 20 residential and four land. The prior report recorded six closings, all residential.

What is the median residential sale price?

The weekly median is $590,000 on 20 sales. The four-week median is $549,000 on 49 sales. A $3.9 million weekly sale materially lifts the $756,345 weekly average; these figures describe transaction samples rather than changes in every home’s value.

Did buyer activity accelerate?

Completed residential sales increased from six to 20, but weekly pending activity declined from 73 to 64. The report shows more completed transactions alongside fewer reported pending contracts, not a uniform acceleration in demand.

How much residential inventory is reported?

The current report contains 411 residential listings: 224 core and 187 resort. Last week’s published total was 412; that one-listing difference is not treated as a verified like-for-like inventory decline.

What does the 8.4-month supply figure mean?

It is 411 reported listings divided by 49 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 224 listings, 27 rolling sales and 8.3 calculated months of supply. Resort markets have 187 listings, 22 sales and 8.5 months. Aggregate supply is similar, but resort inventory has longer reported marketing times and 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. All four were core sales, where supply calculates at 2.8 months. Resort’s lowest reading is $900K–$999K at 3.0 months on two sales. These small samples are sensitive to individual transactions.

Is inventory older than last week?

Reported median active DOM is 299 versus the prior published 294, and the average is 333.2 versus 330.1. Those changes do not establish how the same listings aged. The current distribution is weighted toward longer marketing times and leaves two listings unassigned.

Are sellers making fewer price adjustments?

No. Weekly all-class adjustments increased from 21 to 26, and expirations increased from 10 to 22. These are activity counts, not residential reduction or failure rates. Historical listing outcomes are a separate, selected sample and do not establish a rising market-wide failure rate.

What is happening in land?

The report contains 706 active land listings and four weekly closings, compared with none last week. The four sales had a $75,000 median and 380-day median sold DOM. Rolling land months of supply remains withheld without a complete verified closing-date history.

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