For the week ending April 5, 2026, Taos County recorded 6 residential home sales and 7 total property closings across all classes, including 1 land sale. The market added 28 new listings, showed 61 under-contract listings in the current weekly snapshot, posted 26 price adjustments, and recorded 21 expired listings. Residential pricing, based on 6 closed home sales, produced a median sale price of $635,750 and an average sale price of $618,500, with prices ranging from $400,000 to $850,000. Median days on market came in at 199.

Across the broader trend, the 4-week rolling median sale price is $599,000, while the market currently carries 19.1 months of housing supply based on 477 active residential listings and 25 residential sales over the past four weeks. Weekly totals move around. The deeper structure — inventory distribution, absorption, and buyer leverage — is what actually defines this market.

The Taos County housing market continues to operate as two structurally different markets inside one countywide headline.

The core county market remains the center of transaction activity and carries the tighter mid-market segments, while resort markets continue to hold older inventory and materially slower turnover. Countywide supply remains elevated relative to demand, but absorption improved again this week, moving from 23.1 months of supply last week to 19.1 this week because rolling four-week residential sales increased from 21 to 25 while active residential inventory declined from 485 to 477.

This is still a buyer-favoring market overall. But the internal structure matters more than the headline: the core market is materially tighter than the resort market, and the land market remains the most oversupplied segment in the county.

Countywide Residential — Active Listings: 477

4-Week Sales: 25

Months of Supply: 19.1

This remains a high-inventory market overall, but one where absorption has improved relative to the prior week. Buyers still hold leverage countywide, though conditions vary sharply by geography and price band.

The Taos County housing market should not be viewed as a single supply number. It operates as two distinct residential markets with very different absorption rates.

Countywide Market Supply

Active Listings: 477

4-Week Sales: 25

Months of Supply: 19.1

Core County Market Supply

Active Listings: 270

Median Active Price: $547,000

Average DOM: 194.9

Median DOM: 148

4-Week Residential Sales: 19

Months of Supply: 14.2

Resort Market Supply

Active Listings: 207

Median Active Price: $538,000

Average DOM: 245.8

Median DOM: 195

4-Week Residential Sales: 6

Months of Supply: 34.5

The countywide headline has improved, but that improvement is being driven primarily by the core county market. Resort inventory remains much slower, older, and more supply-heavy.

• Buyer leverage remains present countywide, though less extreme in the core market than in the resort markets

• Demand is active, but highly selective and concentrated in tighter segments

• Expired listings increased materially this week, indicating rising failure pressure in parts of the market

• Inventory continues to age, with only 32.5% of countywide active residential listings under 90 days on market

• Core and resort markets continue to behave differently enough that countywide averages should be treated cautiously

This week recorded 7 total property closings, including 6 residential sales and 1 land transaction.

Forward activity showed 61 under-contract listings in the current weekly snapshot, while the broader pending universe stood at 126 listings across all classes.

The market added 28 new listings, while 26 properties reduced price and 21 listings expired. That combination points to a market where demand is still present, but conversion remains uneven and seller misalignment is being punished more aggressively.

Activity

Closed Sales (Residential): 6

Closed Sales (All Classes): 7

New Listings: 28

Pending Contracts (Under Contract): 61

Total Pending Inventory (All Classes): 126

Price Adjustments: 26

Expired Listings: 21

Pending activity represents the current number of listings under contract, not a measure of new weekly demand.

Under Contract (weekly snapshot): 61

Total Pending Inventory (all classes): 126

Interpretation

The pending pipeline reflects the current volume of properties under contract across the market. These figures represent pipeline size rather than confirmed near-term closings.

Median Sale Price: $635,750

Average Sale Price: $618,500

Weekly Price Range: $400,000 – $850,000

Median Days on Market: 199

Average Days on Market: 195.8

Pricing Interpretation

This week's median moved above the four-week median, but the more important story is time on market. Homes are still selling, but typically after substantial exposure. The 199 median DOM underscores that conversion is happening in a disciplined environment rather than a fast one.

Total Residential Closings (4 Weeks): 25

4-Week Median Sale Price: $599,000

4-Week Average Sale Price: $595,051

4-Week Median Days on Market: 159

4-Week Average Days on Market: 182.1

Interpretation

The rolling view continues to show a selective market rather than a collapsing one. Transaction volume has improved, but the market still requires time, pricing discipline, and segment alignment to convert listings into sales.

Active residential inventory in the core county market currently stands at 270 listings.

Listings above $500,000 account for 143 homes, while 92 homes are below $400,000.

Median Active List Price: $547,000

Average Active Days on Market: 194.9

Median Active Days on Market: 148

The core county remains the center of actual market movement. Its inventory is still elevated, but its turnover is materially stronger than the resort market, and several mid-price segments are much tighter than the countywide headline implies.

Two- and three-bedroom homes continue to dominate the middle of the core market, especially between $300K and $700K. That remains the part of the market most closely tied to full-time local demand.

The tightest core segments now sit below $500K and in the $600K–$799K range, while higher-end inventory above $900K remains much slower and more supply-heavy.

Interpretation

The core market is not uniformly tight, but it has real pockets of momentum. The strongest absorption is now concentrated in the $400K–$499K, $600K–$699K, and $700K–$799K ranges. Above that, supply expands and sales thin out quickly.

Active residential inventory in the resort markets currently stands at 207 listings.

Listings above $500,000 account for 105 homes, while 83 homes are below $400,000.

Median Active List Price: $538,000

Average Active Days on Market: 245.8

Median Active Days on Market: 195

The resort markets remain much slower than the core county. Inventory is older, absorption is weaker, and the market continues to behave as a more supply-heavy, less liquid environment.

The resort market remains heavily skewed toward slower-moving inventory, especially at lower price points where very little is clearing despite deep supply.

Under $500K inventory remains substantial, but current four-week sales are scarce or absent in multiple resort price bands. At the same time, larger homes continue to dominate the high-end resort tiers, where turnover remains limited and holding times are longer.

Interpretation

The resort market is thinly transacting and highly uneven. Several price bands have active supply but no four-week closings at all, while the few tighter bands are being driven by very small sales counts. Countywide tightening is therefore overstating the actual strength of the resort market.

Active residential inventory across Taos County now stands at 477 listings.

Listings above $500,000 account for 248 homes, while 175 homes are below $400,000.

Median Active List Price: $545,000

Average Active Days on Market: 217.1

Median Active Days on Market: 160

Countywide, the market still shows more supply than demand. But the headline is being pulled in two directions: core county is tighter and more active, while resort inventory remains older and slower.

Approximately 32.5% of active residential inventory has been on the market less than 90 days, which means roughly two-thirds of countywide supply is longer-exposed inventory. That remains one of the clearest signs that this is still a selective market rather than a fast one.

The land market remains the most supply-heavy segment in the county.

Active land inventory totals 701 listings. The largest concentration remains in the Under $50K price band with 198 listings, and the 1–5 acre bucket continues to dominate the acreage structure with 322 listings.

Sub-$300K land is still heavily concentrated in smaller parcel sizes, while larger acreage becomes more visible only as price increases.

The land market is overwhelmingly concentrated in low-price, small-parcel inventory.

• Under $200K accounts for 518 listings

• 1–5 acre parcels account for 322 listings

• Parcels under 5 acres make up roughly 69.5% of all land inventory

• Large-tract supply exists only in thin counts

This is not structurally a luxury-ranch land market. It is primarily a small-lot and mid-size parcel market with deep low-end supply and very slow absorption.

Selected land months-of-supply signals from the matrix reinforce that point:

• Under $50K total band: 49.5 months supply

• $75K–$99,999 total band: 39 months supply

• $100K–$199,999 total band: 71.5 months supply

• $600K–$699,999 total band: 10 months supply, but on very small volume

The land market remains the clearest oversupply segment in the county.

This report uses a broad definition of active inventory, including multiple active-status categories, to reflect the full scope of competing supply in the market. That produces a more complete view of market pressure than simplified public counts that rely on narrower active-status definitions.

This is not a collapsing market.

It is a high-supply, selective market, but not a uniform one.

The core county market remains the center of actual transaction flow and contains the county's tightest price bands. The resort markets remain materially slower, older, and more supply-heavy. The land market remains the most oversupplied of all.

Countywide, buyers still hold leverage.

But inside that countywide headline, the real story is segmentation:

• some core mid-range housing is moving

• resort inventory remains much slower

• land remains deeply oversupplied

• and outcomes continue to depend heavily on pricing discipline, property fit, and patience

How many homes sold this week?

A total of 7 properties closed across all property classes, including 6 residential home sales and 1 land transaction.

What is the median home price right now?

The median residential sale price for the week was $635,750, based on 6 closed home sales.

Because weekly sample sizes can still move around, this number should be viewed alongside the 4-week rolling median of $599,000 for a more stable picture.

Is the market going up or down?

The market is not clearly trending up or down based on one week of data.

Instead, it is best described as stable but selective, with outcomes heavily dependent on segment, price band, and how well a property aligns with current buyer expectations.

Is Taos a buyer's or seller's market right now?

Taos remains a buyer-favoring market overall, driven by elevated inventory levels and slower absorption.

That said, the core county market is materially tighter than the resort markets, and some mid-range core segments are behaving much better than the countywide headline suggests.

What does "months of supply" mean?

Months of supply measures how long it would take to sell all current listings at the current pace of sales.

At 19.1 months of supply, the county is still operating with substantially more inventory than demand, even though that figure improved from the prior week as rolling four-week sales rose and active inventory fell modestly.

Why does pending activity not always match closings?

Pending figures are a rolling snapshot of listings currently under contract, not a weekly count of newly accepted offers.

They should be read as pipeline size, not a forward-closing guarantee.

Why does this report show more inventory than other sources?

This report includes multiple active-status categories that are often excluded from simplified inventory counts, such as Active Price Change, Active BOM, and Active Extended.

This produces a more complete view of real competing supply in the market.