For the week ending April 12, 2026, Taos County recorded 7 residential home sales and 9 total property closings across all classes, including 2 land sales. The market added 30 new listings, showed 61 under-contract listings in the current weekly snapshot, posted 26 price adjustments, and recorded 4 expired listings. Residential pricing, based on 7 closed home sales, produced a median sale price of $741,561 and an average sale price of $965,652, with prices ranging from $544,000 to $2,100,000. Median days on market came in at 85.

Across the broader trend, the 4-week rolling median sale price is $674,500, while the market currently carries 18.4 months of housing supply based on 479 active residential listings and 26 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.

Countywide absorption improved again this week, moving from 19.1 months of supply to 18.4, but that still reflects a market with substantially more inventory than demand. The improvement is real, but modest. Active residential inventory rose slightly from 477 to 479 while rolling four-week residential sales increased from 25 to 26, so the market is tightening at the margin rather than shifting into a fundamentally different regime.

What changed most this week was not just volume, but composition. Weekly residential pricing moved sharply higher, but the spread between the median sale price of $741,561 and the average sale price of $965,652 shows that upper-end transactions materially pulled the average upward. At the same time, median days on market fell to 85 from 199 last week, which indicates that this week’s closings were not just more expensive on average, but also better aligned with current demand.

The internal structure still matters more than the countywide headline. The core county market remains the center of local full-time housing activity, but this week’s closed sales were weighted more heavily toward the resort side than the prior week. The land market remains the most oversupplied segment in the county.

Countywide Residential — Active Listings: 479

4-Week Sales: 26

Months of Supply: 18.4

This remains a high-inventory market overall, but one where absorption has improved modestly. Buyers still hold leverage countywide, though conditions vary sharply by geography, price band, and property type.

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: 479

4-Week Sales: 26

Months of Supply: 18.4

Core County Market Supply

Active Listings: 270

Median Active Price: $549,250

Average DOM: 203.4

Median DOM: 157

4-Week Residential Sales: 16

Months of Supply: 16.9

Resort Market Supply

Active Listings: 209

Median Active Price: $538,000

Average DOM: 250.5

Median DOM: 199

4-Week Residential Sales: 10

Months of Supply: 20.9

Countywide conditions improved slightly again this week, but the difference between the two submarkets remains meaningful. Core county inventory is still older than a fast market should look, yet it remains somewhat tighter than the resort side. Resort markets continue to carry slower turnover, older inventory, and weaker liquidity despite a stronger share of this week’s closed sales.

• Buyer leverage remains present countywide, though the market has tightened modestly over the past two weeks

• Demand is active, but still highly selective and unevenly distributed across segments

• This week’s residential pricing was pulled upward by higher-end closings, while the median still provides the cleaner center-of-market signal

• Median days on market dropped sharply this week, indicating better-aligned inventory is still converting

• Inventory continues to age, with only 30.7% of countywide active residential listings under 90 days on market

• Core and resort markets continue to behave differently enough that countywide averages should be read carefully

This week recorded 9 total property closings, including 7 residential sales and 2 land transactions.

Forward activity showed 61 under-contract listings in the current weekly snapshot, while the broader pending universe stood at 127 listings across all classes.

The market added 30 new listings, while 26 properties reduced price and 4 listings expired. Relative to the prior week, expired listings dropped materially, which suggests fewer listings are timing out at the moment even as pricing pressure remains present.

Activity

Closed Sales (Residential): 7

Closed Sales (All Classes): 9

New Listings: 30

Pending Contracts (Under Contract): 61

Total Pending Inventory (All Classes): 127

Price Adjustments: 26

Expired Listings: 4

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): 127

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: $741,561

Average Sale Price: $965,652

Weekly Price Range: $544,000 – $2,100,000

Median Days on Market: 85

Average Days on Market: 191.0

Pricing Interpretation

This week’s pricing moved materially above last week’s levels, but the shape of the sample matters. The median sale price rose to $741,561, while the average climbed much higher to $965,652, signaling that one or more upper-end transactions lifted the mean significantly.

The sharper drop in median days on market is also important. The market did not suddenly become fast, but this week’s closing set reflects better-matched inventory and cleaner execution than the prior week’s sales sample.

Total Residential Closings (4 Weeks): 26

4-Week Median Sale Price: $674,500

4-Week Average Sale Price: $695,445

4-Week Median Days on Market: 137

4-Week Average Days on Market: 161.1

Interpretation

The rolling view now shows slightly firmer transaction flow, somewhat stronger pricing, and lower time on market than the prior four-week frame. That is an improvement in market function, not evidence of a broad power shift.

The market remains selective. But compared with the prior week’s rolling context, current data points to modestly better absorption and a somewhat more constructive conversion environment.

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

Listings above $500,000 account for 145 homes, while 91 homes are below $400,000.

Median Active List Price: $549,250

Average Active Days on Market: 203.4

Median Active Days on Market: 157

The core county remains the center of full-time local housing demand, but it is not operating as a tight market overall. Its advantage is relative, not absolute. Compared with the resort side, it still shows better liquidity and somewhat tighter absorption, especially in the mid-range bands.

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

The clearest tightening is now visible in the $400K–$499K, $600K–$699K, and $700K–$799K bands, while inventory above $900K remains substantially slower. The core market still has active momentum pockets, but they are concentrated rather than broad-based.

Interpretation

The core market remains uneven, but its strongest operating bands are increasingly clear. The tightest absorption now sits in the $400K–$499K, $600K–$699K, and $700K–$799K ranges.

Lower-priced core inventory below $400K is still more supply-heavy than the local affordability story alone would suggest, while the higher-end core market above $900K continues to carry substantial inventory without recent four-week closings.

Active residential inventory in the resort markets currently stands at 209 listings.

Listings above $500,000 account for 106 homes, while 84 homes are below $400,000.

Median Active List Price: $538,000

Average Active Days on Market: 250.5

Median Active Days on Market: 199

The resort markets remain slower than the core county in terms of inventory age and turnover. However, this week’s closed sales mix leaned more heavily toward the resort side than the prior week, which is a reminder that resort activity can still meaningfully influence countywide pricing even when underlying absorption remains slower.

The resort market remains highly segmented and slower-moving overall, but it is no longer accurate to describe it as simply inactive. This week’s sales mix and the current four-week absorption numbers show that some resort bands are transacting — just unevenly and at much lower consistency than the core market.

Inventory below $500K remains deep with little evidence of broad clearing, while upper-middle and upper-end bands continue to transact in thin, episodic bursts. Larger homes still dominate the top end of the resort inventory stack.

Interpretation

The resort market remains uneven rather than broadly healthy. Several lower bands still show active supply with no four-week closings, while the bands that are moving are doing so on thin volume.

That said, compared with the prior week, the resort-side structure now shows more confirmed movement in the $700K–$799K and $1.5M+ tiers. This is still not a fast market, but it is somewhat more active than a flat reading would imply.

Active residential inventory across Taos County now stands at 479 listings.

Listings above $500,000 account for 251 homes, while 175 homes are below $400,000.

Median Active List Price: $549,000

Average Active Days on Market: 224.0

Median Active Days on Market: 170

Countywide, the market still shows more supply than demand. But the underlying composition has shifted slightly upward in price and remains deeply segmented by geography and product type.

Approximately 30.7% of active residential inventory has been on the market less than 90 days, which means nearly seven in ten active listings are longer-exposed supply. That is a slightly weaker age profile than last week and remains one of the clearest indicators that this is still a selective market.

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 remains 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: 33 months supply

• $75K–$99,999 total band: 78 months supply

• $100K–$199,999 total band: 71 months supply

• $600K–$699,999 total band: no current broad clearing signal despite limited inventory depth

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.

Countywide absorption improved again this week, and the rolling market context shows better pricing and somewhat better conversion than the prior frame. But that improvement does not erase the larger structural picture: supply remains elevated, most active inventory is still older stock, and buyers continue to hold leverage across the county.

The internal story is now more nuanced than it was a week ago:

• core county still carries the tighter local housing bands, especially in the mid-market

• resort markets remain slower overall, but this week contributed a larger share of closed sales and some upper tiers are still moving

• land remains deeply oversupplied and structurally slow

• and outcomes still depend heavily on segment, pricing discipline, product fit, and patience

How many homes sold this week?

A total of 9 properties closed across all property classes, including 7 residential home sales and 2 land transactions.

What is the median home price right now?

The median residential sale price for the week was $741,561, based on 7 closed home sales.

Because weekly sample sizes can still move around, this number should be viewed alongside the 4-week rolling median of $674,500 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.

What can be said more confidently is that market function improved modestly in the current rolling frame: sales volume ticked higher, months of supply improved slightly, and this week’s closings converted faster than the prior week’s sample. That is better market behavior, but not a regime change.

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, some mid-range segments in the core county market remain materially tighter than the countywide headline suggests, and portions of the resort market are still capable of producing upper-end closings even inside a slower overall structure.

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 18.4 months of supply, the county is still operating with substantially more inventory than demand, even though that figure improved slightly from the prior week.

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.