Taos Real Estate Intelligence Report

The weekly closing count in Taos County looks familiar: nine residential sales and four land sales, exactly the same breakdown as last week. The change is in the broader residential picture. Corrected four-week closings fell from 50 to 47, while active inventory barely moved, from 410 to 409 listings. That pushed residential supply from 8.2 to 8.7 months.

Core county and resort markets moved in different directions within that calculation. Core four-week sales declined from 30 to 26, lifting supply from 7.5 to 8.6 months. Resort sales increased from 20 to 21, bringing supply down from 9.3 to 8.9 months. Their supply readings are now much closer, although their property mix and inventory age remain different.

Pricing also tells two stories. This week’s nine residential sales had a median price of $450,000, above last week’s $347,500. The broader four-week median moved the other way, from $527,500 to $479,750. Those are changes in the prices of the properties that closed, not a measurement of how much individual homes gained or lost in value.

Meanwhile, the available inventory has longer median exposure. Median active days on market increased from 304 to 311, and 131 listings now fall in the 365-plus-day category. Buyers still have substantial choice, but the most useful question remains where that choice sits—and how it compares with what has actually been selling.

This week’s main change is a weaker countywide absorption reading with almost no change in available residential inventory. The four-week closing count is three sales below the October 11 report, while the active total is lower by just one listing. The resulting 8.7 months of supply supports continued buyer leverage overall.

That change is concentrated in core county. Its rolling closing count fell by four, while the resort count increased by one. The gap between their published supply readings narrowed from 1.8 months to 0.3 months because core supply rose and resort supply fell. This is a measured difference between the two reports, not evidence that the two markets now behave identically.

The price-band detail is more varied than the countywide result. Core supply at $400K–$499K fell from 8.7 to 6.5 months, and $600K–$699K fell from 12.0 to 6.0 months as their rolling sales counts increased. At $1M–$1.49M, however, core supply rose from 7.0 to 21.0 months as the count fell from three sales to one.

On the resort side, the $300K–$599K bands now account for 12 of the 21 rolling sales, compared with eight of 20 in the prior report. Their absorption readings improved. Resort inventory below $300,000 presents a different picture: the active count held at 53 while rolling sales fell from four to two, increasing calculated supply from 13.3 to 26.5 months.

Weekly contract activity eased from 60 to 57, but total pending inventory increased from 357 to 361. Price adjustments fell from 35 to 28, and expirations fell from 22 to eight. Those are fewer adjustment and expiration events in this week’s activity view; they do not establish that pricing resistance has disappeared.

Land’s overall balance changed little. Active inventory remains 706, weekly closings remain four, and the rolling land table again contains 12 sales. The distribution of those sales changed across price bands, but the broader structure remains heavily supplied relative to completed activity.

• Closed Sales — All Classes: 13
• Closed Sales — Residential: 9
• Closed Sales — Land: 4
• New Listings: Not reported this week
• Pending Contracts — Under Contract: 57
• Price Adjustments: 28
• Expired Listings: 8
• 4-Week Residential Closings: 47
• Active Residential Listings: 409
• Residential Months of Supply: 8.7

The weekly residential closing count held steady, but the rolling count declined. With inventory nearly unchanged, that difference explains the higher countywide supply reading.

Countywide Market Supply

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

• Active Residential Listings: 409
• 4-Week Residential Sales: 47
• Months of Supply: 8.7

Core County Market Supply

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

• Active Residential Listings: 223
• Median Active Price: $535,000
• Average Active DOM: 308.2
• Median Active DOM: 279
• 4-Week Residential Sales: 26
• Months of Supply: 8.6

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: 376.5
• Median Active DOM: 345
• 4-Week Residential Sales: 21
• Months of Supply: 8.9

Core inventory declined by one listing from the October 11 report; resort inventory was unchanged. The movement in supply therefore comes primarily from the changing four-week closing counts.

The resort reading improved from 9.3 to 8.9 months, while core supply increased from 7.5 to 8.6 months. Both still offer substantial inventory relative to recent completed sales. Their similar supply figures should not obscure the longer median active exposure in resort markets: 345 days compared with 279 in core county.

• Total weekly closings held at 13, including nine residential and four land sales.
• Weekly pending activity declined from 60 to 57, while total pending inventory increased from 357 to 361.
• Price adjustments declined from 35 to 28.
• Expired listings declined from 22 to eight.
• The weekly residential median sale price rose from $347,500 to $450,000.
• The weekly residential average rose from $435,272 to $565,778.
• Weekly median sold DOM declined from 99 to 85 days; average sold DOM declined from 117.0 to 96.7.
• Corrected four-week residential closings declined from 50 to 47.
• The four-week median sale price declined from $527,500 to $479,750.
• Countywide residential supply increased from 8.2 to 8.7 months.
• Core supply increased from 7.5 to 8.6 months; resort supply declined from 9.3 to 8.9 months.
• Active residential inventory declined from 410 to 409 listings.
• Median active DOM increased from 304 to 311 days.
• The 365-plus-day inventory category increased from 130 to 131 listings.
• Forty-two listings have been active for 90 days or less, unchanged in count.
• The supplied residential sales sample has a median list-to-sale ratio of 93.44% across 341 sales.
• Land inventory held at 706 listings, with four weekly and 12 rolling four-week sales.

The comparison shows a change in recent absorption without a meaningful reduction in available supply. It does not establish a sustained market slowdown or a broad change in property values.

The October 12–18 activity view recorded 13 total closings: nine residential properties and four land parcels. No commercial or multi-use closings appeared in the weekly breakdown.

• Closed Sales — Residential: 9
• Closed Sales — Land: 4
• Closed Sales — All Classes: 13
• New Listings: Not reported this week
• Pending Contracts — Under Contract: 57
• Price Adjustments: 28
• Expired Listings: 8

The closing count matched last week, while pending activity, price adjustments, and expirations were lower. That is a quieter reading for those particular activity categories, rather than a single verdict on demand.

The adjustment count does not identify how many changes were reductions or their size. Likewise, fewer expirations do not tell us whether listings sold, were extended, or simply faced different expiration dates. These activity counts are useful alongside the inventory and closing figures, but they do not explain every seller’s outcome.

• Under Contract — Weekly Activity: 57
• Total Pending Inventory: 361

Weekly pending activity declined by three contracts from the October 11 report, while the total pending pool increased by four.

Those measures answer different questions. Weekly activity records contracts appearing in the current report-week view; total pending inventory describes the broader pipeline. They should not be added together.

The 361 pending contracts represent transactions working toward completion, not guaranteed future closings. Inspections, financing, appraisal, title, and other contingencies can still affect whether and when they close.

• Residential Sales This Week: 9
• Median Sale Price: $450,000
• Average Sale Price: $565,778
• Weekly Price Range: $170,000–$990,000
• Median Days on Market: 85
• Average Days on Market: 96.7

The number of residential sales was unchanged, but the prices within the weekly sample were higher. The median rose by $102,500 from last week, and the average increased by $130,506.

Nine sales remain a small basis for judging countywide prices. This week’s range was $170,000 to $990,000, compared with $77,000 to $827,500 in the prior report. The two weeks contain different transactions, so the higher median is not evidence that comparable homes appreciated by the same amount.

The homes that closed also had shorter reported marketing times. Median sold DOM fell from 99 to 85 days, and average sold DOM fell from 117.0 to 96.7. That describes the completed-sale sample. It does not establish that the 409 homes still available will sell more quickly.

• Total Residential Closings — 4 Weeks: 47
• 4-Week Median Sale Price: $479,750
• 4-Week Average Sale Price: $610,768
• 4-Week Median Days on Market: 101
• 4-Week Average Days on Market: 128.9

The corrected rolling window contains 47 residential closings, down from 50 in the October 11 report. Core county accounts for 26 and resort markets for 21.

With 409 active listings, that produces 8.7 months of supply, compared with 8.2 months last week. This is a weaker absorption reading for the current window, driven by fewer rolling closings against essentially the same inventory.

Rolling pricing moved lower even as weekly pricing moved higher. The four-week median declined by $47,750 to $479,750, and the average declined by $10,512 to $610,768. The contrasting weekly and rolling figures show why one week’s median should not stand in for the broader market.

The four-week sold DOM figures also declined: the median moved from 111 to 101 days, and the average from 158.4 to 128.9. Fewer rolling sales and shorter marketing times among those sales can occur together. They describe volume and the exposure histories of the properties that closed, respectively.

Rolling windows change as older closings leave and newer closings enter. These two reports establish the current change in the absorption measure, but a sustained change in transaction pace requires a longer sequence of comparable observations. Closings also reflect contracts negotiated earlier, rather than an immediate response to this week’s asking prices.

• Active Residential Listings: 223
• Listings Above $500,000: 119
• Listings Below $400,000: 77
• Median Active List Price: $535,000
• Average Active Days on Market: 308.2
• Median Active Days on Market: 279

Core county has almost the same inventory as last week, but fewer sales in its rolling window. Active listings declined from 224 to 223, while four-week closings fell from 30 to 26. Supply increased accordingly, from 7.5 to 8.6 months.

The smallest supply readings remain in the $700K–$899K range. The $700K–$799K band has 14 active listings and four rolling sales, producing 3.5 months. The $800K–$899K band has 11 listings and three sales, producing 3.7 months. Both readings are higher than last week but still below the core-wide figure.

The $500K–$599K band continues to carry 26 listings against one rolling sale. At $1M–$1.49M, the inventory count held at 21 while rolling sales declined from three to one, lifting supply to 21.0 months.

Core median active exposure increased from 277 to 279 days. Twenty listings have been active for 90 days or less, while 58 fall in the 365-plus-day category, compared with 57 last week.

Two- and three-bedroom homes account for 163 of the 223 active core listings. Their current absorption readings, however, differ.

Three-bedroom inventory and rolling sales were unchanged at 83 listings and 16 sales, maintaining 5.2 months of supply. Two-bedroom inventory declined by one to 80, but rolling sales fell from 12 to eight, increasing supply from 6.8 to 10.0 months.

Four-bedroom-and-larger homes remain at 40 active listings and two rolling sales, or 20.0 months of supply. The entire decline in the core closing count is in the two-bedroom category when viewed through this bedroom breakdown.

There are still 44 core listings priced at $1 million or more. The two million-dollar price bands now have one rolling sale each, producing 21.0 months of supply at $1M–$1.49M and 23.0 months at $1.5 million-plus. These are thin closing samples against substantial available inventory.

This week’s comparisons make the case for looking below the countywide headline. Overall residential supply increased, yet some price bands have more completed sales relative to inventory than they did in the prior report.

For a buyer considering core homes at $400K–$499K, the current supply reading is 6.5 months, down from 8.7. At $500K–$599K, it remains 26.0 months. Those neighboring price bands present very different inventory-to-sales balances.

The same distinction applies in resort markets. Supply at $300K–$399K is 4.0 months, while the under-$300K band has 26.5 months. A lower asking-price category does not automatically mean fewer alternatives or stronger competition.

Sellers should compare their home with the properties buyers can reasonably substitute for it. The higher countywide supply figure does not dictate a particular price adjustment, just as a lower supply reading in a narrow band does not guarantee a quick sale.

For both sides, active asking prices and completed-sale prices serve different purposes. The former describe the competition available today; the latter show the results of earlier transactions. Useful pricing decisions bring those views together at the property level.

The lowest core supply reading is now $700K–$799K at 3.5 months, followed closely by $800K–$899K at 3.7 months.

Every core price band has at least one sale in the current rolling window. That includes $900K–$999K, which had none in the prior report. One closing provides a calculable 13.0-month reading there, but remains limited evidence of activity.

The clearest improvements in calculated absorption are at $400K–$499K and $600K–$699K, where inventory held steady and rolling sales increased. Those improvements coexist with the higher core-wide supply figure.

• 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: 376.5
• Median Active Days on Market: 345

The resort inventory total and its price-band distribution are unchanged from the October 11 report. Rolling closings increased from 20 to 21, improving calculated supply from 9.3 to 8.9 months.

That modest aggregate improvement contains larger differences among segments. The $300K–$599K bands recorded 12 rolling sales, up from eight. Meanwhile, sales below $300,000 declined from four to two, and sales at $700K–$799K declined from three to one.

The inventory remains long-exposed. Median active DOM held at 345 days, while average active DOM increased from 373.6 to 376.5. Seventy-three listings fall in the 365-plus-day category, and 22 have been active for 90 days or less.

The largest change by bedroom count is among four-bedroom-and-larger resort homes. Their rolling sales increased from one to five, while active inventory held at 45. Calculated supply fell from 45.0 to 9.0 months.

That is a substantial improvement in the current absorption reading, but its size also illustrates how sensitive a calculation can be when the prior sales count was just one. It does not, by itself, establish a sustained shift toward larger resort homes.

Three-bedroom homes again recorded 10 rolling sales against 62 active listings, maintaining 6.2 months of supply. Two-bedroom rolling sales declined from six to four, increasing their supply from 9.0 to 13.5 months.

The resort market’s overall improvement therefore was not shared by every bedroom category or price band. The strongest current price-band readings are concentrated in specific parts of the market, while low-priced and some higher-priced inventory still carry substantial supply relative to sales.

The $900K–$999K band has the lowest calculated resort supply at 3.0 months, based on two sales and six active listings. The $300K–$399K band has the largest rolling sales count, with five, and a 4.0-month supply reading.

Supply at $400K–$499K improved from 6.3 to 4.8 months, while $500K–$599K improved from 10.0 to 6.7 months. At $700K–$799K, the reading moved in the opposite direction, from 6.7 to 20.0 months.

The $1.5 million-plus band still has no rolling sale against 13 active listings. The dash indicates no finite supply calculation, not zero inventory.

• Active Residential Listings: 409
• Listings Above $500,000: 213
• Listings Below $400,000: 150
• Median Active List Price: $535,000
• Average Active Days on Market: 339.4
• Median Active Days on Market: 311

The countywide inventory count declined by one listing, entirely within the core group. The active median asking price remained $535,000, and the number of listings above $500,000 held at 213. Listings below $400,000 declined from 151 to 150.

The current countywide price-band readings range from 4.3 months at $800K–$899K to 36.0 months at $1.5 million-plus. Supply at $300K–$399K is 5.5 months and at $400K–$499K is 5.6 months, both lower than the prior report.

By bedroom count, three-bedroom supply held at 5.6 months. Two-bedroom supply increased from 7.5 to 11.2 months, while four-bedroom-and-larger supply declined from 28.3 to 12.1 months as rolling sales increased from three to seven.

These changes occurred with very little movement in the active inventory counts. The closing mix, rather than a broad reduction in available homes, accounts for the different absorption readings across categories.

Forty-two active residential listings have been marketed for 90 days or less, approximately 10.3% of available supply. The count is unchanged from last week.

The two oldest categories contain 325 listings. Within them, the 181–365-day count declined from 196 to 194, while the 365-plus-day count increased from 130 to 131.

Median active DOM rose by seven days to 311, and average active DOM increased from 336.4 to 339.4. The available inventory therefore has longer measured exposure even though the properties closing this week had shorter sold DOM.

That distinction matters for buyers and sellers. A shorter marketing period among completed sales does not mean the existing inventory has become easier to sell. The active and sold figures describe different groups of homes.

• Active Land Listings: 706
• Weekly Land Closings: 4
• Weekly Average Land Sale Price: $124,600
• Weekly Land Price Range: $8,500–$400,000
• Average DOM — Weekly Land Sales: 276

The land closing count matched last week at four, but the prices within that small sample were more widely spread. The average rose from $98,375 to $124,600, while the median declined from $95,000 to $44,950.

A $400,000 transaction at the top of this week’s range accounts for much of that separation between the median and average. It is a clear example of why a higher average does not necessarily describe the typical sale in a small group.

Median sold DOM increased from 130 to 273 days, and average sold DOM increased from 132 to 276. These four closings included properties with longer marketing histories than last week’s four sales; they do not establish a market-wide change in land selling time.

Active land inventory remained at 706 listings. There are 608 listings below $300,000, and the largest acreage category remains 1–5 acres, with 325 listings.

The land market remains structurally oversupplied. The rolling table again contains 12 sales against 706 active listings, with no change in the total closing count or inventory from the prior report.

The distribution of those closings did change. Sales below $50,000 increased from two to three, and the $50K–$74,999 band increased from three to four. Those changes improved the respective supply readings, but both bands still carry substantial available inventory.

Current rolling price-band readings are:

• Under $50K: 200 active listings, three rolling sales, 66.7 months of supply.
• $50K–$74,999: 106 active listings, four rolling sales, 26.5 months.
• $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, one rolling sale, 86.0 months.
• $300K–$399,999: 31 active listings and no rolling sale.
• $400K–$499,999: 16 active listings, one rolling sale, 16.0 months.
• Every band from $500,000 upward: No recorded four-week sale.

A few acreage-and-price combinations have lower supply readings. Parcels of 5–10 acres priced at $50K–$74,999 have nine active listings and two sales, producing 4.5 months. Parcels of 1–5 acres at $400K–$499,999 have four active listings and one sale, producing 4.0 months.

Those small pockets do not change the overall balance. Land buyers have many alternatives, but acreage and price alone do not make parcels equivalent. Access, utilities, water, terrain, and permitted uses remain central to comparing an individual property.

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 12–18, 2026. Weekly residential pricing uses nine sales; the corrected four-week residential statistics use 47 sales.

Comparisons refer to the figures published in the October 11 report. Rolling windows overlap, change as closing dates enter and leave, and may incorporate later-reported transactions. Their differences establish changes between these report readings, not a sustained trend by themselves.

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. A dash indicates that no sale occurred in the segment and a finite supply figure is not calculated.

A new-listing count was not included in this week’s figures and is not reported. It should not be interpreted as zero.

Price adjustments are activity counts, not a count of unique residential sellers reducing prices or a percentage of residential inventory.

The median list-to-sale ratio of 93.44% comes from a separate sample of 341 residential sales. Its date range is not specified, so it is not used to establish a week-over-week change in negotiating conditions.

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 so the inventory-age table reconciles to 409 listings.

Weekly land pricing is based on four transactions. The average and median describe those sales and should not be treated as a broader land-price trend.

The number of properties closing this week did not change, but the market behind that number did. Four-week residential closings declined, inventory barely moved, and countywide supply increased to 8.7 months.

The change was uneven. Core county had fewer rolling sales and higher calculated supply, while resort markets had one more sale and a modestly better absorption reading. Within both groups, some price bands improved while others carried more inventory relative to completed transactions.

The practical issue for sellers is that the competing inventory is still there—and much of it has been available for a long time. For buyers, that creates room to compare properties carefully, but it does not provide the same negotiating position in every location and price band.

This week’s higher residential median price is part of the closing story, not proof of rising home values. The more useful finding is the changing distribution of completed sales against an inventory base that remains broadly intact. That is where property-specific decisions need to begin.