For the week ending April 19, 2026, Taos County recorded 8 residential home sales and 9 total property closings across all classes, including 1 land sale. The market added 25 new listings, showed 64 under-contract listings in the current weekly snapshot, posted 23 price adjustments, and recorded 9 expired listings. Residential pricing, based on 8 closed home sales, produced a median sale price of $458,500 and an average sale price of $465,250, with prices ranging from $165,000 to $755,000. Median days on market came in at 165.

Across the broader trend, the 4-week rolling median sale price is $629,500, while the market currently carries 15.9 months of housing supply based on 476 active residential listings and 30 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 18.4 months of supply to 15.9. That improvement is material, not because inventory fell sharply, but because rolling four-week residential sales increased from 26 to 30 while active residential inventory edged down from 479 to 476. At the countywide level, the market is functioning better than it was a week ago.

What changed most this week was price composition. Weekly residential pricing moved sharply lower from last week’s upper-end weighted sales sample. The median sale price fell from $741,561 to $458,500, and the average dropped from $965,652 to $465,250. That does not mean the market suddenly weakened across the board. It means this week’s closing mix shifted back toward lower and mid-range transactions after a prior week that was heavily influenced by higher-end sales.

The internal structure still matters more than the countywide headline. Core county remains the tighter submarket and accounted for most of this week’s residential closings, while the resort side remains slower, older, and less liquid overall. The land market remains the most oversupplied segment in the county.

Countywide Residential — Active Listings: 476

4-Week Sales: 30

Months of Supply: 15.9

This remains a high-inventory market overall, but one where absorption has improved meaningfully over the past several weeks. 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: 476

4-Week Sales: 30

Months of Supply: 15.9

Core County Market Supply

Active Listings: 267

Median Active Price: $549,500

Average DOM: 209.3

Median DOM: 164

4-Week Residential Sales: 20

Months of Supply: 13.4

Resort Market Supply

Active Listings: 209

Median Active Price: $538,000

Average DOM: 256.1

Median DOM: 206

4-Week Residential Sales: 10

Months of Supply: 20.9

Countywide conditions improved again this week, but the split between the two submarkets remains meaningful. Core county tightened further, with months of supply falling from 16.9 to 13.4. Resort market supply remained materially slower at 20.9 months, unchanged from last week, with older inventory and weaker liquidity still defining that side of the county.

• Buyer leverage remains present countywide, but the market has tightened meaningfully from recent weeks

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

• Weekly residential pricing fell sharply from last week, driven by a different mix of closings rather than a clear countywide pricing reset

• Median days on market rose back to 165 this week, indicating that faster conversion last week was not yet a durable new pattern

• Inventory continues to age, with only 28.8% 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 8 residential sales and 1 land transaction.

Forward activity showed 64 under-contract listings in the current weekly snapshot, while the broader pending universe stood at 133 listings across all classes.

The market added 25 new listings, while 23 properties reduced price and 9 listings expired. Compared with the prior week, pending rose modestly, new listings fell, and expirations increased materially. That combination points to a market where transaction flow is improving, but seller failure pressure remains active.

Activity

Closed Sales (Residential): 8

Closed Sales (All Classes): 9

New Listings: 25

Pending Contracts (Under Contract): 64

Total Pending Inventory (All Classes): 133

Price Adjustments: 23

Expired Listings: 9

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

Under Contract (weekly snapshot): 64

Total Pending Inventory (all classes): 133

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: $458,500

Average Sale Price: $465,250

Weekly Price Range: $165,000 – $755,000

Median Days on Market: 165

Average Days on Market: 192.4

Pricing Interpretation

This week’s pricing moved materially below last week’s levels, but the shape of the sample matters. The prior week’s sales were skewed upward by higher-end closings. This week’s sales set was centered much lower, producing a median and average that are nearly aligned and therefore a cleaner reflection of a more mid-market closing mix.

Median days on market also moved back up from 85 to 165. That suggests last week’s faster-closing sample was not yet evidence of a broad acceleration. Homes are still converting, but they are generally doing so in a slower, more selective environment.

Total Residential Closings (4 Weeks): 30

4-Week Median Sale Price: $629,500

4-Week Average Sale Price: $642,202

4-Week Median Days on Market: 152

4-Week Average Days on Market: 180.9

Interpretation

The rolling view shows stronger transaction flow than a week ago, with four-week residential closings rising from 26 to 30 and months of supply improving accordingly. At the same time, rolling pricing softened from last week’s elevated level, and rolling days on market increased modestly.

That combination points to a market that is functioning better on volume while still remaining selective on execution. The market is not declining, but it is not uniformly strengthening either. Absorption is improving faster than pricing power.

Active residential inventory in the core county market currently stands at 267 listings.

Listings above $500,000 account for 144 homes, while 89 homes are below $400,000.

Median Active List Price: $549,500

Average Active Days on Market: 209.3

Median Active Days on Market: 164

The core county remains the center of full-time local housing demand, and this week it also carried most of the residential closing activity. It is still not a fast market overall, but compared with the resort side it continues to show tighter absorption and stronger turnover, especially across 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 now sits in the $600K–$699K and $700K–$799K ranges, with the $400K–$499K band still relatively healthy as well. Inventory above $900K remains materially slower, while the under-$400K core market is improving in places but is still not broadly tight.

Interpretation

The core market tightened further this week. The strongest operating bands are now clearly concentrated in the $600K–$699K and $700K–$799K ranges, with the $400K–$499K band still showing comparatively healthy turnover.

The most notable directional change is at the lower end: under-$300K core supply improved materially from 43.0 months to 14.0 months as four-week sales increased. That is a real functional improvement, even though other sub-$400K core segments remain slower than the local affordability story alone might imply.

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: 256.1

Median Active Days on Market: 206

The resort markets remain slower than the core county in terms of inventory age and turnover. This week’s residential closing mix shifted back toward the core side, and that matters: resort markets still influence countywide pricing, but they are not currently driving the county’s tightening trend.

The resort market remains highly segmented and slower-moving overall. Unlike last week, this week did not show a resort-heavy contribution to countywide sales, and that makes the underlying weakness of the resort side easier to see.

Inventory below $500K remains deep with limited evidence of broad clearing. Some upper-middle and upper-end bands are still transacting, but the resort market remains episodic rather than consistently liquid. Larger homes still dominate the top end of the resort inventory stack.

Interpretation

The resort market remains uneven rather than broadly healthy. Compared with last week, the under-$300K band now shows one four-week sale instead of none, but most lower bands still lack meaningful clearing. At the same time, the $800K–$899K band lost its recent sale signal and reverted back to no current four-week clearing.

That mix reinforces the broader point: the resort side is still slower overall, and its movement remains thin, intermittent, and highly band-specific.

Active residential inventory across Taos County now stands at 476 listings.

Listings above $500,000 account for 250 homes, while 173 homes are below $400,000.

Median Active List Price: $549,000

Average Active Days on Market: 229.9

Median Active Days on Market: 178

Countywide, the market still shows more supply than demand. But the underlying composition has shifted slightly back toward lower-priced closings this week, while overall absorption improved further.

Approximately 28.8% of active residential inventory has been on the market less than 90 days, which means more than seven in ten active listings are longer-exposed supply. That is a weaker age profile than last week and remains one of the clearest indicators that this is still a selective market despite better absorption.

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: no current broad clearing signal despite 78 active listings

• $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 now shows meaningfully better transaction flow than it did a week ago. But the weekly pricing sample rotated sharply downward, median days on market moved back up, and the age profile of active inventory weakened further. That means the market is functioning better on volume than it is on speed or pricing consistency.

The internal story is clearer this week than it was last week:

• core county still carries the tighter local housing bands and drove most of this week’s residential closings

• resort markets remain slower overall and did not carry the same pricing influence they had in the prior week’s sales mix

• 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 8 residential home sales and 1 land transaction.

What is the median home price right now?

The median residential sale price for the week was $458,500, based on 8 closed home sales.

Because weekly sample sizes can still move around, this number should be viewed alongside the 4-week rolling median of $629,500 for a more stable picture.

Is the market going up or down?

The market is not cleanly going up or down based on one week of data.

What can be said more confidently is that market absorption improved materially in the current rolling frame: four-week sales increased, months of supply improved, and core county tightened further. At the same time, weekly pricing fell sharply and median days on market rose again. That points to better market function on volume, but not a broad-based strengthening across every dimension.

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, while the resort market remains slower and more episodic.

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 15.9 months of supply, the county is still operating with substantially more inventory than demand, even though that figure improved meaningfully 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.