Taos Real Estate Intelligence Report

Taos County recorded 13 total closings in the weekly activity view for October 5–11: 9 residential sales and 4 land sales. The week also included 35 new listings, 60 pending contracts, 35 price adjustments, and 22 expired listings.

The broader residential picture combines 410 active listings with 50 corrected four-week closings, producing 8.2 months of supply. That balance supports buyer leverage countywide, although individual price bands offer substantially different choices and negotiating conditions.

Core county accounts for 224 active residential listings and 30 four-week sales, with 7.5 months of supply. Resort markets account for 186 active listings and 20 four-week sales, with 9.3 months of supply. Resort inventory also has longer market exposure: median active days on market is 345, compared with 277 in core county.

The weekly median residential sale price was $347,500 across nine sales. The four-week median was $527,500 across 50 sales. These describe different closing pools; the difference does not establish a countywide price decline.

Inventory age is a substantial part of the current supply picture. Only 42 residential listings have been active for 90 days or less, while 130 fall in the 365-plus-day category. Buyers have considerable existing inventory to evaluate, but the depth of that choice depends on location, price, and property characteristics.

The current Taos County residential market has meaningful transaction volume alongside substantial unsold inventory. Fifty residential closings over the corrected four-week window support an 8.2-month supply reading. That provides a broader measure of recent absorption than the nine residential closings in the weekly activity view.

For a dated comparison, the August 23 report published 422 active residential listings, 44 corrected four-week closings, and 9.6 months of supply. The October 11 snapshot contains 12 fewer active listings, six more rolling closings, and a lower supply reading. Those two observations establish a difference between report dates; they do not establish the path, consistency, or speed of market change during the intervening weeks.

The current distribution of absorption matters more for an individual transaction than the countywide figure alone. Core county’s $700K–$799K and $800K–$899K bands calculate at 2.8 and 2.2 months of supply, respectively. Other core segments carry substantially more supply relative to recent closings, including $500K–$599K at 26.0 months and $1.5 million-plus at 23.0 months.

Resort markets have a different pattern. The $300K–$799K bands range from 6.0 to 10.0 months of supply. Below $300,000, 53 active listings and four rolling sales produce 13.3 months. The resort $800K–$899K and $1.5 million-plus bands recorded no four-week sale.

Weekly pricing is sensitive to the nine properties that closed. Their prices ranged from $77,000 to $827,500, with a median of $347,500 and an average of $435,272. The larger four-week sample had a median of $527,500 and an average of $621,280. Neither sample independently measures appreciation or depreciation of comparable properties.

Active residential inventory has a median market exposure of 304 days. The current combination of inventory age, 35 weekly price adjustments, and substantial supply gives sellers reason to evaluate their competition carefully. The adjustment count does not identify the direction or size of every price change, and the 22 expirations do not establish why those listings expired.

Land remains structurally oversupplied. There are 706 active land listings, compared with four weekly closings and 12 closings across the supplied four-week land table. That imbalance extends across most price bands, despite a few small segments with lower calculated supply.

• Closed Sales — All Classes: 13
• Closed Sales — Residential: 9
• Closed Sales — Land: 4
• New Listings: 35
• Pending Contracts — Under Contract: 60
• Price Adjustments: 35
• Expired Listings: 22
• 4-Week Residential Closings: 50
• Active Residential Listings: 410
• Residential Months of Supply: 8.2

The central distinction is between broad availability and specific pockets of limited supply relative to recent sales. Countywide conditions provide negotiating room, but buyers searching core county between $700,000 and $899,999 face a different inventory-to-sales balance than buyers in several higher-supply segments.

Countywide Market Supply

Countywide residential supply combines the report’s core county and resort market groups.

• Active Residential Listings: 410
• 4-Week Residential Sales: 50
• Months of Supply: 8.2

Core County Market Supply

Core county is the residential inventory group outside the report’s resort market grouping.

• Active Residential Listings: 224
• Median Active Price: $535,000
• Average Active DOM: 305.1
• Median Active DOM: 277
• 4-Week Residential Sales: 30
• Months of Supply: 7.5

Resort Market Supply

Resort markets are the separately tracked resort portion of the countywide residential inventory.

• Active Residential Listings: 186
• Median Active Price: $530,000
• Average Active DOM: 373.6
• Median Active DOM: 345
• 4-Week Residential Sales: 20
• Months of Supply: 9.3

Core county contains approximately 54.6% of active residential listings and accounts for 60.0% of corrected four-week residential closings. Resort markets contain approximately 45.4% of inventory and account for 40.0% of those closings.

The resort group therefore carries more inventory relative to its recent closing count. Its longer active market exposure adds another distinction that the countywide average alone cannot show.

Months of supply measures inventory against recent completed transactions. Those closings reflect contracts negotiated earlier and cannot establish how buyers are responding to this week’s listings or price changes.

• The weekly activity view recorded 13 closings: nine residential and four land.
• New listings totaled 35, while weekly pending activity totaled 60.
• Price adjustments totaled 35, and 22 listings expired.
• Total pending inventory stands at 357.
• The weekly residential median sale price was $347,500; the corrected four-week median was $527,500.
• Weekly residential median DOM was 99; the four-week median was 111.
• Fifty corrected four-week residential closings support 8.2 months of countywide supply.
• Core county has 7.5 months of supply; resort markets have 9.3 months.
• Countywide, $800K–$899K has the lowest calculated price-band supply at 3.4 months, followed by $700K–$799K at 4.3 months.
• The countywide $500K–$599K band has 15.3 months of supply; $900K–$999K has 19.0 months; and $1.5 million-plus has 36.0 months.
• Median active residential DOM is 304, and average active DOM is 336.4.
• Forty-two active residential listings have been on the market for 90 days or less.
• The 365-plus-day inventory category contains 130 residential listings.
• The supplied residential sales sample has a median list-to-sale ratio of 93.43% across 363 sales.
• Land inventory totals 706 listings, with four weekly closings.

These are readings of current activity, inventory, and recent completed sales. They do not, by themselves, establish whether market momentum is accelerating or slowing.

The October 5–11 activity view recorded nine residential closings and four land closings. No commercial or multi-use closings appeared in the weekly closing breakdown.

• Closed Sales — Residential: 9
• Closed Sales — Land: 4
• Closed Sales — All Classes: 13
• New Listings: 35
• Pending Contracts — Under Contract: 60
• Price Adjustments: 35
• Expired Listings: 22

The week includes transactions entering contract, transactions reaching closing, and listings undergoing price changes or expiration. These events describe different stages of the selling process and should not be combined into a single measure of demand.

The 35 price adjustments document pricing activity, but the count alone does not show how many were reductions or how large the changes were. Similarly, expirations represent listings reaching the end of their listing term; they do not independently establish the reason a property did not close.

• Under Contract — Weekly Activity: 60
• Total Pending Inventory: 357

Weekly pending activity records contracts appearing in the report-week activity view. Total pending inventory measures the broader contract pipeline.

The 60 weekly pending contracts are not an additional 60 contracts to add to the 357 pending inventory total. These are separate views of activity and inventory.

Pending contracts indicate transactions working toward completion. Inspections, financing, appraisal, title, and other contingencies may still affect whether and when they close. The pending total therefore should not be treated as a forecast of next week’s sales.

• Residential Sales This Week: 9
• Median Sale Price: $347,500
• Average Sale Price: $435,272
• Weekly Price Range: $77,000–$827,500
• Median Days on Market: 99
• Average Days on Market: 117.0

Nine residential transactions form this week’s pricing sample. The average exceeds the median, reflecting the distribution of prices within those sales.

The weekly median is below the four-week median of $527,500, but these statistics cover different groups of properties. Changes in location, size, condition, and price tier among completed sales can affect the median without establishing a change in the value of comparable homes.

Median DOM of 99 and average DOM of 117 describe the properties that closed. They should be distinguished from the much longer exposure of the active inventory, where median DOM is 304. Sold properties and properties still available are different populations.

• Total Residential Closings — 4 Weeks: 50
• 4-Week Median Sale Price: $527,500
• 4-Week Average Sale Price: $621,280
• 4-Week Median Days on Market: 111
• 4-Week Average Days on Market: 158.4

The four-week window includes 30 core county residential closings and 20 resort closings. Against 410 active listings, the combined count produces 8.2 months of residential supply under the report’s calculation.

This larger sample is the more useful foundation for assessing recent absorption and the distribution of completed sales. It is still a single rolling window. Establishing a sustained change in transaction pace requires comparison with earlier windows on a consistent basis.

The four-week average sale price exceeds the median by $93,780. Average DOM also exceeds median DOM. These differences show how higher-priced transactions and longer-marketed properties influence the averages; they do not establish a market-wide change in price or selling time.

Closings remain a lagging measure. Current listings and price changes will affect the completed-sales record only if they lead to contracts that subsequently close.

• Active Residential Listings: 224
• Listings Above $500,000: 119
• Listings Below $400,000: 78
• Median Active List Price: $535,000
• Average Active Days on Market: 305.1
• Median Active Days on Market: 277

Core county has 30 corrected four-week sales and 7.5 months of supply. Its aggregate supply reading is lower than the resort group’s, but its price bands span markedly different conditions.

The $700K–$799K and $800K–$899K bands each recorded five rolling sales, against 14 and 11 active listings, respectively. Those counts produce the lowest calculated supply readings in core county.

The $500K–$599K band has 26 active listings and one rolling sale. At $900K–$999K, 13 active listings sit against no four-week sale. A countywide or core-wide headline cannot adequately represent both these conditions and the lower-supply bands.

Inventory age remains relevant across the core group. Twenty listings have been active for 90 days or less, while 57 fall in the 365-plus-day category.

Two- and three-bedroom homes account for 164 of the 224 active core listings, or approximately 73.2% of inventory. Three-bedroom homes recorded 16 four-week sales, compared with 12 two-bedroom sales.

By bedroom count, three-bedroom supply calculates at 5.2 months, while two-bedroom supply is 6.8 months. Four-bedroom-and-larger homes have 40 active listings and two rolling sales, producing 20.0 months of supply.

Forty-four core listings are priced at $1 million or more. Within that group, the $1M–$1.49M band has three rolling sales and 7.0 months of supply; the $1.5 million-plus band has one sale and 23.0 months. Treating the entire upper end as one segment would obscure that difference.

The lowest price-band supply readings are concentrated between $700,000 and $899,999. These calculations are based on five sales in each band, so individual transactions can materially affect subsequent readings.

Buyers can use the inventory tables to distinguish broad availability from the actual number of homes matching their needs. A countywide total of 410 listings does not mean 410 substitutes for a particular property.

The $500K–$599K band illustrates the importance of location. Countywide supply is 15.3 months, but the core reading is 26.0 months and the resort reading is 10.0 months. Negotiating conditions should be evaluated against the relevant group and comparable properties.

The opposite consideration applies to core homes between $700,000 and $899,999. Those bands have relatively little active supply compared with recent closings. Buyers should evaluate suitable homes carefully without assuming the countywide supply figure guarantees the same negotiating room there.

For sellers, the useful comparison is with competing listings of similar location, condition, size, and utility. Asking-price medians describe what is available, while sold-price medians describe what closed. Neither is a substitute for a property-specific pricing analysis.

Long market exposure and competing alternatives provide reasons to review price and presentation. They do not establish that every seller needs the same adjustment or that every buyer can expect the same discount.

The $800K–$899K band has the lowest calculated core supply at 2.2 months, followed by $700K–$799K at 2.8 months. The $300K–$399K band recorded the largest closing count, with six sales and 6.0 months of supply.

The $500K–$599K and $1.5 million-plus bands have substantially more active inventory relative to recent completed transactions. No four-week sale was recorded in the $900K–$999K band; the dash represents the absence of a calculable supply figure, not zero supply.

• Active Residential Listings: 186
• Listings Above $500,000: 94
• Listings Below $400,000: 73
• Median Active List Price: $530,000
• Average Active Days on Market: 373.6
• Median Active Days on Market: 345

Resort markets have 20 corrected four-week residential closings and 9.3 months of supply. Their median active asking price is close to core county’s, but their inventory-to-sales balance and market exposure differ.

Seventy-three resort listings fall in the 365-plus-day category, representing approximately 39.2% of resort supply. Twenty-two listings have been active for 90 days or less.

The largest resort price band is under $300,000, with 53 listings. Four rolling sales in that band produce 13.3 months of supply. Greater numerical choice at the lower end therefore does not imply that those properties are clearing quickly.

Three-bedroom homes account for 62 active resort listings and 10 of the 20 rolling sales. That produces 6.2 months of supply by bedroom count.

Four-bedroom-and-larger homes present a different balance: 45 active listings and one rolling sale, or 45.0 months of supply. The single closing makes that reading especially sensitive to changes in the next rolling window, but it identifies substantial current inventory relative to recorded sales.

Across price bands, $600K–$699K and $900K–$999K both calculate at 6.0 months of supply. The first rests on three sales; the second rests on one. Equal supply figures do not necessarily carry equal evidentiary weight.

The resort $800K–$899K and $1.5 million-plus bands contain 19 active listings combined and recorded no four-week sales. That identifies an absence of completed transactions in this window, without establishing whether buyers are currently making offers in those bands.

The resort closing count is distributed across eight price bands. The lowest calculated supply readings are 6.0 months, while the under-$300K band has 13.3 months despite recording the largest individual price-band sales count.

A dash indicates no four-week sale and therefore no calculable months-of-supply figure. It does not indicate an absence of inventory.

• Active Residential Listings: 410
• Listings Above $500,000: 213
• Listings Below $400,000: 151
• Median Active List Price: $535,000
• Average Active Days on Market: 336.4
• Median Active Days on Market: 304

Core county contributes 224 active listings and resort markets contribute 186. Together, they provide 410 residential listings across the report’s price and bedroom categories.

Listings above $500,000 account for approximately 52.0% of active residential supply. There are 151 listings below $400,000 and 68 at $1 million or more.

By bedroom count, three-bedroom homes have the lowest countywide calculated supply at 5.6 months, followed by two-bedroom homes at 7.5 months. Four-bedroom-and-larger homes have 28.3 months, based on 85 active listings and three rolling sales.

Inventory composition therefore matters alongside the 8.2-month countywide reading. A buyer seeking a larger home is examining a different supply balance from a buyer seeking a three-bedroom property.

Forty-two listings have been active for 90 days or less, representing approximately 10.2% of residential supply.

The two oldest categories contain 326 listings, or approximately 79.5% of active inventory. The largest individual category is 181–365 days, with 196 listings.

Long exposure gives buyers a reason to examine listing history and competing alternatives. It does not establish a seller’s motivation or the discount a seller will accept. For sellers, it emphasizes the importance of evaluating how a property compares with the inventory buyers can already choose.

• Active Land Listings: 706
• Weekly Land Closings: 4
• Weekly Average Land Sale Price: $98,375
• Weekly Land Price Range: $8,500–$195,000
• Average DOM — Weekly Land Sales: 132

Four land sales closed during the weekly activity window. Their median sale price was $95,000, and median DOM was 130.

Those transactions represent a small sample relative to the 706 active listings. The supplied rolling land table records 12 four-week closings, providing broader evidence of limited absorption relative to inventory.

The active inventory is concentrated below $300,000, with 608 listings in those price bands. Parcels of 1–5 acres form the largest acreage category, with 325 listings.

Land remains structurally oversupplied when active listings are compared with four-week completed sales. The largest price band, under $50,000, contains 200 active listings and two rolling sales, producing 100.0 months of supply.

Other rolling price-band readings also show substantial availability relative to sales:

• $50K–$74,999: 106 active listings, three rolling sales, 35.3 months of supply.
• $75K–$99,999: 77 active listings, one rolling sale, 77.0 months.
• $100K–$199,999: 139 active listings, two rolling sales, 69.5 months.
• $200K–$299,999: 86 active listings, two rolling sales, 43.0 months.
• $300K–$399,999: 31 active listings, one rolling sale, 31.0 months.
• $400K–$499,999: 16 active listings and no rolling sale.
• $500K–$599,999: 17 active listings, one rolling sale, 17.0 months.
• Every band from $600,000 upward: No recorded four-week sale.

A few acreage-and-price combinations have lower calculated supply. Parcels of 5–10 acres priced at $50K–$74,999 have nine active listings and two sales, producing 4.5 months. The 50–100-acre category at $500K–$599,999 has one active listing and one sale, producing 1.0 month.

These are small-count exceptions. They do not offset the broader imbalance, and acreage alone does not make parcels interchangeable. Access, utilities, water, terrain, and permitted uses remain important to an individual property comparison.

The four weekly land sales establish activity during this report week. They do not establish a land-price trend or a sustained change in transaction pace.

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.

Weekly activity covers October 5–11, 2026. Weekly residential pricing uses nine sales; the corrected four-week residential statistics use 50 sales.

Months of supply follows this report’s convention of dividing active inventory by corrected four-week sales, treating the four-week closing count as an approximate monthly pace. Figures are rounded to one decimal. Where no sale occurred in a segment, the tables show a dash rather than a finite supply estimate.

The August 23 figures cited in the Executive Market Summary are the figures published in that dated report. Comparing them with October 11 establishes differences between those snapshots, not a continuous trend or a week-over-week change.

Price adjustments are reported as activity counts. They are not presented as a count of unique residential sellers reducing prices or as a percentage of residential inventory.

The median list-to-sale ratio of 93.43% comes from the supplied sample of 363 residential sales. That sample is separate from the weekly and four-week closing counts; its date range is not specified, so it is not used to establish current-week negotiating changes.

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

Two active residential listings are outside the reported DOM buckets and are shown separately in the inventory-age table so the table reconciles to 410 listings.

Weekly land pricing is based on four transactions. That sample describes this week’s closings and should not be treated as a broader land-pricing trend.

Taos County’s current housing market offers substantial choice, but that choice is unevenly distributed. Fifty corrected four-week residential closings sit against 410 active listings, producing 8.2 months of supply.

The core county $700K–$899K segments have comparatively little supply relative to recent closings. Several other segments—including core homes at $500K–$599K, larger resort homes, and much of the land market—have considerably more inventory relative to completed sales.

Inventory age strengthens the case for careful property-level comparison. The two oldest residential DOM categories contain 326 listings. Sellers need to understand the alternatives available to buyers, while buyers need to distinguish long exposure from an actual willingness to negotiate.

This week’s nine residential sales, 60 pending contracts, and 35 price adjustments describe ongoing market activity. They do not establish acceleration, deterioration, or a broad change in values. The actionable finding is the difference among segments: negotiating conditions depend on the property’s actual competitive market.