Taos Real Estate Market Report — Week Ending April 26, 2026

This is the Taos real estate market report for the week ending April 26, 2026. Taos County recorded 4 residential home sales and 4 total property closings across all classes. No land, commercial, or multi-use closings appeared in this week’s closed activity view. The market added 37 new listings, showed 66 under-contract listings in the current weekly snapshot, posted 34 price adjustments, and recorded 8 expired listings.

Residential pricing, based on 4 closed home sales, produced a median sale price of $464,500 and an average sale price of $828,500, with prices ranging from $210,000 to $2,175,000. Median days on market came in at 45.

The more important change is in the corrected rolling view. The four-week residential closing count is 30, with a rolling median sale price of $664,500 and 15.8 months of supply based on 473 active residential listings. The single-week closing count was light, but the rolling close-date view shows a fuller transaction picture after later-reported sales were assigned back to their actual closing weeks.

The Taos County housing market remains a high-supply, buyer-favoring market, but this week’s data shows a more nuanced structure than the weekly closing count alone suggests.

Weekly closed activity slowed from 9 total property closings last week to 4 this week, and all 4 were residential. That makes the current weekly sample small and composition-sensitive. A single high-end resort-area closing pushed the average sale price sharply above the median, while the median sale price itself moved only slightly higher, from $458,500 last week to $464,500 this week.

The corrected four-week view is the steadier read. Countywide residential months of supply moved from 15.9 to 15.8, essentially holding flat with a slight improvement. Active residential inventory slipped from 476 to 473, while the corrected rolling four-week closing count remains at 30. That combination points to a market that is not tightening dramatically this week, but is also not deteriorating at the countywide level.

The internal structure changed more than the headline. Core county supply moved higher from 13.4 to 15.4 months, while resort market supply improved from 20.9 to 16.2 months. That is a meaningful shift from last week’s pattern. The core market remains slightly tighter overall, but the gap between core and resort narrowed this week because resort rolling sales improved while core absorption softened.

The land market remains structurally oversupplied. Active land inventory still totals 701 listings, with deep concentration in lower-price, small-acreage parcels and very limited evidence of broad current clearing outside isolated pockets.

Countywide Residential — Active Listings: 473

4-Week Residential Sales: 30

Months of Supply: 15.8

This remains a high-inventory market overall. Buyer leverage is still present countywide, but absorption is not uniform. The tightest visible countywide residential band is now $700K–$799K at 4.6 months of supply, while several upper and lower bands still carry much slower supply conditions.

The Taos County housing market should not be viewed as a single supply number. It operates as two distinct residential markets with different absorption rates, inventory age profiles, and pricing behavior.

Countywide Market Supply

Active Listings: 473

4-Week Sales: 30

Months of Supply: 15.8

Core County Market Supply

Active Listings: 262

Median Active Price: $549,000

Average DOM: 216.3

Median DOM: 174

4-Week Residential Sales: 17

Months of Supply: 15.4

Resort Market Supply

Active Listings: 211

Median Active Price: $538,000

Average DOM: 261.2

Median DOM: 213

4-Week Residential Sales: 13

Months of Supply: 16.2

Countywide supply is nearly unchanged from last week, but the internal balance shifted. Core county softened, with months of supply moving from 13.4 to 15.4. Resort markets improved, moving from 20.9 to 16.2 months of supply. That does not make the resort side broadly tight, but it does show that this week’s corrected rolling activity was more evenly distributed across the county than last week’s published structure suggested.

• Weekly closed activity was lighter, with 4 residential sales and no land closings in the current weekly closed-sale view

• Corrected rolling residential activity remains stronger than the single-week count suggests, with 30 residential closings over the four-week window

• Countywide months of supply held nearly flat, improving slightly from 15.9 to 15.8

• Core county remains marginally tighter than the resort market, but the gap narrowed this week

• Resort-market rolling absorption improved materially, helped by 13 residential closings over the corrected four-week window

• Weekly average price was pulled upward by one high-end sale, while the median remained in the mid-$400K range

• Active inventory remains elevated, and only 27.1% of active residential listings are under 90 days on market

• Price adjustments rose from 23 to 34, showing that seller pricing pressure is still active

This week recorded 4 total property closings, all of them residential home sales.

Forward activity showed 66 under-contract listings in the current weekly snapshot, while the broader pending universe stood at 142 listings across all classes.

The market added 37 new listings, while 34 properties reduced price and 8 listings expired. Compared with last week, new listings increased, pending activity edged higher, price adjustments rose sharply, and expired listings eased slightly. That mix points to a market where listing supply and contract activity are both moving, but pricing pressure remains visible.

Activity

Closed Sales (Residential): 4

Closed Sales (All Classes): 4

New Listings: 37

Pending Contracts (Under Contract): 66

Total Pending Inventory (All Classes): 142

Price Adjustments: 34

Expired Listings: 8

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

Under Contract (weekly snapshot): 66

Total Pending Inventory (all classes): 142

Interpretation

The pending pipeline remains active, with 66 listings under contract in the weekly view and 142 total pending listings across the broader market. These figures describe pipeline size, not guaranteed near-term closings. They are useful as a demand signal, but actual closed activity still depends on whether contracts make it through inspection, financing, appraisal, title, and closing.

Median Sale Price: $464,500

Average Sale Price: $828,500

Weekly Price Range: $210,000 – $2,175,000

Median Days on Market: 45

Average Days on Market: 49.8

Pricing Interpretation

This week’s residential sales sample was small, so the median is more useful than the average. The median sale price moved only slightly higher from last week, rising from $458,500 to $464,500. The average, however, jumped from $465,250 to $828,500 because one upper-end closing had an outsized effect on a four-sale sample.

Days on market moved sharply lower, with median DOM falling from 165 to 45. That is a meaningful weekly change, but it should be read carefully because only four residential closings are included. This week’s closed sales moved faster than last week’s sample, but the broader market still contains substantial aging inventory.

Total Residential Closings (4 Weeks): 30

4-Week Median Sale Price: $664,500

4-Week Average Sale Price: $684,419

4-Week Median Days on Market: 116

4-Week Average Days on Market: 163.4

Interpretation

The rolling view tells a steadier story than the weekly closing count. While this week showed only 4 residential sales in the weekly activity view, the corrected four-week close-date window shows 30 residential closings.

Rolling pricing strengthened from last week’s published report, with the four-week median rising from $629,500 to $664,500 and the four-week average rising from $642,202 to $684,419. At the same time, rolling median days on market improved from 152 to 116, and average DOM improved from 180.9 to 163.4.

That combination is healthier than the weekly count alone would imply. The market is still buyer-favoring because inventory remains high, but the corrected rolling view shows that homes are continuing to transact across the county.

Active residential inventory in the core county market currently stands at 262 listings.

Listings above $500,000 account for 140 homes, while 90 homes are below $400,000.

Median Active List Price: $549,000

Average Active Days on Market: 216.3

Median Active Days on Market: 174

The core county remains the more locally anchored housing market, but it softened this week on absorption. Active inventory fell from 267 to 262, yet corrected four-week residential sales also moved lower relative to last week’s published core count, leaving core months of supply at 15.4. The market is still functioning, especially in select mid-range bands, but it is not uniformly tight across the core.

Two- and three-bedroom homes continue to dominate the middle of the core market. The largest core inventory concentrations remain below $400K and in the $1M–$1.49M band, which shows how split the market is between local affordability pressure and upper-end supply.

The strongest absorption signals in the core county now sit in the $600K–$699K and $700K–$799K bands. Those ranges are clearing much faster than most of the rest of the core inventory stack. The lower end is not automatically tight: under-$300K still carries 14.0 months of supply, while the $300K–$399K band shows no current four-week clearing signal in this dataset.

### Interpretation

The core market is not moving as one uniform block. The $600K–$799K range is currently the tightest operating portion of the core county market, with 3.2 months of supply in the $600K–$699K band and 3.0 months in the $700K–$799K band.

Outside those bands, conditions are much slower. The $500K–$599K band carries 26.0 months of supply, and the $1M-plus core market has no current four-week clearing signal in the two upper bands. That means core county still contains pockets of strong demand, but the broader structure remains selective and price-band dependent.

Active residential inventory in the resort markets currently stands at 211 listings.

Listings above $500,000 account for 107 homes, while 85 homes are below $400,000.

Median Active List Price: $538,000

Average Active Days on Market: 261.2

Median Active Days on Market: 213

The resort markets remain older and slower than the core county on inventory age, but absorption improved this week. Corrected four-week resort residential sales reached 13, bringing resort months of supply down to 16.2. That is still buyer-favoring, but it is a notable improvement from last week’s 20.9 months.

The resort market remains highly segmented, but this week’s corrected rolling data shows better movement than last week. The improvement is not broad enough to call the resort side tight, but it does show that sales activity is not limited to the core county.

The under-$300K resort band now shows 4 residential sales over the corrected four-week window, improving that band’s supply picture from extremely slow to still elevated but more active. The upper resort market also continues to show selective movement, especially in the $700K–$799K and $1.5M-plus bands.

The key caution is inventory age. Resort inventory still averages 261.2 days on market, with a median of 213. Even when resort closings occur, buyers are still drawing from a deep and older inventory pool.

### Interpretation

Resort-market absorption improved, but it remains uneven. The $700K–$799K and $1.5M-plus bands are currently the clearest resort segments with stronger four-week clearing. The under-$300K band also improved, but at 14.3 months of supply it remains buyer-favoring.

Several resort bands still have no current four-week clearing signal, including $300K–$399K, $800K–$899K, and $900K–$999K. That reinforces the pattern: resort demand exists, but it remains episodic and highly dependent on price band, property fit, and buyer motivation.

Active residential inventory across Taos County now stands at 473 listings.

Listings above $500,000 account for 247 homes, while 175 homes are below $400,000.

Median Active List Price: $545,000

Average Active Days on Market: 236.4

Median Active Days on Market: 185

Countywide inventory eased slightly from last week, moving from 476 to 473 active residential listings. That is not a large shift, but it helps keep months of supply from rising despite lighter weekly closings. The market still has more supply than demand, but the corrected rolling sales count keeps the countywide absorption picture steadier than the weekly closing count would imply.

Approximately 27.1% of active residential inventory has been on the market less than 90 days. That means nearly three out of four active residential listings are longer-exposed supply. This remains one of the clearest signs that the market is still selective, even with corrected four-week transaction flow holding up.

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 remains heavily concentrated in smaller parcel sizes, while larger-acreage inventory appears in much thinner counts and is spread across higher price bands.

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

• Under $200K accounts for 518 listings

• Under $300K accounts for 596 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 still 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

• $50K–$74,999 total band: no current broad clearing signal despite 100 active listings

• $75K–$99,999 total band: no current broad clearing signal despite 79 active listings

• $100K–$199,999 total band: no current broad clearing signal despite 141 active listings

• $200K–$299,999 total band: no current broad clearing signal despite 78 active listings

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.

As part of our ongoing effort to make this reporting as accurate and useful as possible, we reviewed the way rolling sold activity was being calculated and found that some sales were being missed when broker updates were reported after the original weekly activity window. This report now preserves the weekly closed-sale view as it appeared in the available weekly activity data, while the rolling four-week context is corrected using close-date history from the all-sold as-of data. In plain terms: weekly sold figures show the current weekly activity view, while rolling trend and months-of-supply figures may update as later broker-reported sales backfill into their actual closing weeks. This gives a closer picture of the market’s real transaction pace while keeping weekly activity transparent.

Weekly activity is treated as the report-week view available as of Sunday morning, while rolling metrics are close-date adjusted as later all-sold data becomes available.

This is not a collapsing market.

It is a high-supply, selective market with active but uneven demand.

The weekly closing count was lighter, with only 4 residential sales in the current weekly activity view. But the corrected rolling four-week context shows 30 residential closings, which keeps countywide absorption nearly unchanged from last week. That distinction matters. The weekly view tells us what appeared in the current activity window; the rolling view gives a better read on actual market pace after later-reported sales are assigned back to their true closing dates.

The internal market shifted this week:

• core county remains slightly tighter than the resort market, but softened from last week

• resort-market absorption improved and narrowed the gap with core county

• weekly pricing was distorted upward by one high-end sale, while the median stayed near last week’s level

• active inventory remains elevated and mostly longer-exposed

• price reductions increased, showing that sellers are still adjusting to buyer leverage

• land remains deeply oversupplied and structurally slow

The practical read is straightforward: buyers still have leverage, but not equally everywhere. Sellers can still transact, but pricing discipline matters. The market is working, but it is working selectively.

How many homes sold this week?

A total of 4 properties closed across all property classes, all of them residential home sales.

What is the median home price right now?

The median residential sale price for the week was $464,500, based on 4 closed home sales.

Because weekly sample sizes can move sharply, this number should be viewed alongside the corrected 4-week rolling median of $664,500.

Is the market going up or down?

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

This week’s closed-sale count was lower, but corrected four-week residential activity remained at 30 closings. Countywide months of supply held nearly flat at 15.8, while the internal balance shifted: core county softened and resort absorption improved.

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

Taos remains a buyer-favoring market overall because active inventory is high relative to the pace of sales.

Some individual price bands are tighter, especially the $600K–$799K range in the core county and select resort bands, but the countywide market still carries elevated supply.

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 15.8 months of supply, Taos County is still operating with substantially more inventory than demand, even though some segments are moving faster than the headline suggests.

Why can weekly sales and rolling sales differ?

Weekly sales reflect the closed activity visible in the report-week activity data. Rolling sales use close-date history, which can update when later broker-reported sales are assigned back to their actual closing weeks.

That means the weekly view is useful for current activity, while the rolling view is better for understanding market pace.

Why does pending activity not always match closings?

Pending figures are a 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.