Taos Real Estate Market Report — Week Ending May 3, 2026

This is the Taos real estate market report for the week ending May 3, 2026. Taos County recorded 8 residential home sales and 12 total property closings across all classes. Land accounted for 4 closings, while no commercial or multi-use closings appeared in this week’s closed activity view. The market added 43 new listings, showed 64 under-contract listings in the current weekly snapshot, posted 30 price adjustments, and recorded 15 expired listings.

Residential pricing, based on 8 closed home sales, produced a median sale price of $402,500 and an average sale price of $384,500, with prices ranging from $175,000 to $695,000. Median days on market came in 55.

The more important read is still the rolling view. The four-week residential closing count is 31, with a rolling median sale price of $635,000 and 15.2 months of supply based on 470 active residential listings. Weekly closed activity improved from last week, but the broader market remains high-supply and selective, with absorption improving only modestly against a still-large active inventory base.

The Taos County housing market remains buyer-favoring overall, but this week’s report shows more activity in the weekly closing view and slightly better absorption in the four-week trend.

Weekly closed activity increased from 4 total property closings last week to 12 this week. Residential closings doubled from 4 to 8, and land contributed another 4 closings. That is a clearer weekly activity signal than last week, but the residential pricing sample is still small enough that price movement should be read carefully.

The residential median sale price moved lower, from $464,5ast week to $402,500 this week. The average sale price fell more sharply, from $828,500 to $384,500, because last week’s average was distorted upward by one upper-end sale. This week’s residential price range was much more compressed, from $175,000 to $695,000, which suggests the weekly pricing shift is more about sales mix than a clean countywide repricing.

The corrected four-week view remains the steadier read. Countywide residential months of supply improved from 15.8 to 15.2, while active residential inventory moved from 473 to 470. The rolling four-week residential closing count rose to 31. That is an improvement in absorption, but not enough to change the overall market classification. At more than 15 months of supply, Taos County still has substantially more active residential inventory than current sales pace can quickly clear.

The internal structure is still split. Core county supply improved from 15.4 to 14.5 months, while resort market supply held nearly flat, moving from 16.2 to 16.1 monthhe core market is again slightly tighter, but both sides of the county remain selective and inventory-heavy.

The land market remains structurally oversupplied. Active land inventory still totals 701 listings, with the largest concentration in lower-price, smaller-acreage parcels. Four land closings appeared this week, but the land inventory base remains too deep for that to materially change the overall supply picture.

Countywide Residential — Active Listings: 470

4-Week Residential Sales: 31

Months of Supply: 15.2

This remains a high-inventory market overall. Absorption improved slightly this week, but buyer leverage is still present countywide. The tightest visible countywide residential band is now $700K–$799K at 5.0 months of supply, followed closely by $600K–$699K at 5.3 months. Several other bands remain much slower, especially $300K–$399K, $1M–$1.49M, and portions of the upper-middle inventory stack.

The Taos County hould 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: 470

4-Week Sales: 31

Months of Supply: 15.2

Core County Market Supply

Active Listings: 261

Median Active Price: $549,000

Average DOM: 221.8

Median DOM: 180

4-Week Residential Sales: 18

Months of Supply: 14.5

Resort Market Supply

Active Listings: 209

Median Active Price: $538,000

Average DOM: 267.9

Median DOM: 223

4-Week Residential Sales: 13

Months of Supply: 16.1

Countywide supply improved slightly this week, with active residential inventory down to 470 and rolling residential sales at 31. The core market tightened modestly, helped by 18 corrected four-week closings against 261 active listings. Resort-market absorption was nearly unchanged from last week, with 13 four-week closings against 209 active listings. The core side is currently somewhat tighter, but neither segment is operating like a broad seller’s market.

• Weekly closed activity improved, with 12 total property closings, including 8 residential sales and 4 land sales

• Corrected rolling residential activity remained steady to slightly stronger, with 31 residential closings over the four-week window

• Countywide months of supply improved from 15.8 to 15.2, showing modestly better absorption but still elevated supply

• Core county tightened slightly, moving to 14.5 months of supply

• Resort-market supply held nearly flat at 16.1 months, keeping the resort side somewhat slower than the core

• Weekly residential pricing moved lower, mainly because this week’s closings were concentrated below $700K rather than being pulled upward by a high-end sale

• Active inventory remains elevated, and only 24.5% of active residential listings are under 90 days on market

• Price adjustments eased from 34 to 30, but expired listings rose from 8 to 15, showing that seller failure pres

This week recorded 12 total property closings: 8 residential home sales and 4 land sales.

Forward activity showed 64 under-contract listings in the current weekly snapshot. The broader pending universe stood at 153 listings across all classes.

The market added 43 new listings, while 30 properties reduced price and 15 listings expired. Compared with last week, new listings increased, pending activity eased slightly, price adjustments declined, and expired listings rose. That combination points to an active market, but not an easy one: supply is still coming on, contracts are present, and some sellers are failing to clear the market.

Activity

Closed Sales (Residential): 8

Closed Sales (All Classes): 12

New Listings: 43

Pending Contracts (Under Contract): 64

Total Pending Inventory (All Classes): 153

Price Adjustments: 30

Expired Listings: 15

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

Under Contract (weekly snapshot): 64

Total Pending Inventory (all classes): 153

Interpretation

The pending pipeline remains active, with 64 listings under contract in the weekly view and 153 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: $402,500

Average Sale Price: $384,500

Weekly Price Range: $175,000 – $695,000

Median Days on Market: 55

Average Days on Market: 112.8

Pricing Interpretation

This week’s residential sales sample was larger than last week’s, but still thin enough to remain composition-sensitive. The median sale price moved down from $464,500 to $402,500, while the average fell from $828,500 to $384,500.

That change should not be read as a clean one-week pricacross the whole market. Last week’s average was pulled upward by a single high-end closing. This week’s closed residential sales were concentrated in a lower and narrower price range, with no sale above $695,000. The weekly pricing movement appears driven more by the mix of closings than by a broad repricing event.

Days on market moved slightly higher, with median DOM rising from 45 to 55. Average DOM rose more sharply to 112.8, showing that some older listings were part of this week’s closing mix. Buyers are still acting, but they are not clearing inventory indiscriminately.

Total Residential Closings (4 Weeks): 31

4-Week Median Sale Price: $635,000

4-Week Average Sale Price: $646,954

4-Week Median Days on Market: 67

4-Week Average Days on Market: 143.6

Interpretation

The rolling view remains the better measure of market pace. This week’s activity view improved to 8 residential closings, while the corrected four-week close-date wi1 residential closings.

Rolling pricing moved lower from last week’s published report, with the four-week median falling from $664,500 to $635,000 and the four-week average moving from $684,419 to $646,954. At the same time, rolling median days on market improved sharply from 116 to 67, and average DOM improved from 163.4 to 143.6.

That combination points to a market that is still transacting, but with buyers selecting more carefully and the closing mix shifting. The improved rolling DOM is constructive, but the 15.2 months of supply figure keeps the broader market buyer-favoring.

Active residential inventory in the core county market currently stands at 261 listings.

Listings above $0 account for 139 homes, while 90 homes are below $400,000.

Median Active List Price: $549,000

Average Active Days on Market: 221.8

Median Active Days on Market: 180

The core county remains the more locally anchored housing market, and it improved slightly on absorption this week. Active inventory is nearly unchanged, but corrected four-week residential sales reached 18, bringing core months of supply down to 14.5. That is still a buyer-favoring level, but it is a better reading than last week’s 15.4 months.

Two- and three-bedroom homes continue to domie, especially between the lower-price and mid-range bands. The largest inventory concentrations remain below $400K, with 90 active listings, and in the $1M-plus range, with 54 active listings across the two highest bands.

The strongest core absorption signal is now in the $600K–$699K band, which shows 2.7 months of supply. The $700K–$799K band remains healthier than most of the market at 5.5 months, though it loosened from last week’s 3.0 months. The lower end improved in the under-$300K band, but the $300K–$399K and $400K–$499K ranges remain much slower. Core county is not tight across the board; it is moving best in specific price lanes.

### Interpretation

The core market’s best absorption is concentrated in a narrow section of the mid-to-upper-middle range. The $600K–$699K band is the clearest tight pocket at 2.7 months of supply, while the $700K–$799K band remains comparatively active at 5.5 months.

Outside those bands, the structure is much slower. The $300K–$399K band carries 47.0 months of supply, the $400K–$499K band carries 32.0 months, and the $1M-plus core market has no current four-per bands. Core county still contains real demand, but sellers cannot assume that demand applies equally across all price points.

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: 267.9

Median Active Days on Market: 223

The resort markets remain older and slower than the core county on inventory age. Absorption was nearly unchanged this week, with 13 corrected four-week residential closings and 16.1 months of supply. That is only a slight improvement from last week’s 16.2 months, so the resort side is still functioning, but it remains deeply selective.

The resort market remains segmented by both price and property type. The under-$300K band still carries the largest inventory count at 57 listings, but it also shows current four-week movement with 4 sales. That keeps it active, though not tight, at 14.3 months of supply.

The clearest resort absorption is in the $700K–$799K band, which improved to 4.8 months of supply. The $1.5M-plus band remains active relative to its size at 7.0 months. But several resort bands still show no current four-week clearing signal, including $300K–$399K, $500K–$599K, $800K–$899K, and $900K–$999K.

The key caution remains inventory age. Resort inventory averages 267.9 days on market, with a median of 223. That is older than the core county and indicates that res and selectivity on their side.

### Interpretation

Resort-market absorption is concentrated in a few distinct bands. The $700K–$799K range is currently the strongest visible resort segment at 4.8 months of supply, while the $1.5M-plus band remains relatively active at 7.0 months.

The rest of the resort market is much slower. The under-$300K band is moving, but still has 14.3 months of supply. The $400K–$499K and $600K–$699K bands remain slow, and several bands show no four-week clearing signal at all. Resort demand exists, but it remains episodic and selective rather than broad.

Active residential inventornds at 470 listings.

Listings above $500,000 account for 245 homes, while 174 homes are below $400,000.

Median Active List Price: $545,000

Average Active Days on Market: 242.4

Median Active Days on Market: 191

Countywide inventory eased slightly again, moving from 473 to 470 active residential listings. The median active list price remained at $545,000, but active days on market moved higher. That matters. Even with a slightly better absorption reading, the active inventory pool is aging, which means sellers are still competing in a market where buyers have choices.

Approximately 24.5% of active residential inventory has been on the market less than 90 days. That means roughly three out of four active residential listings are longer-exposed supply. The fresh-inventory share moved lower this week, reinforcing that the market is still carrying a large pool of aging listings even as transaction activity continues.

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 h 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: 33.0 months supply

• $50K–$74,999 total band: 33.3 months supply

• $75K–$99,999 total band: 78.0 months supply

• $100K–$199,999 total band: 142.0 months supply

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

The land market showed 4 weekly closings, but the supply base remains too large for one week of land activity to change the structural read. Land 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.

Weekly actiailable 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.

This is not a collapsing market.

It is a high-supply, selective market with enough transaction activity to matter, but not enough absorption to remove buyer leverage.

The weekly closing count improved, with 12 total property closings in the current weekly activity view, including 8 residential sales and 4 land sales. The corrected rolling four-week context shows 31 residential closings, which brings countywide months of supply down to 15.2. That is better than last week, but still firmly buyer-favoring.

The internal market shifted this week:

• core county tightened modestly and remains slightly stronger than the resort market

• resort-market absorption was nearly flat, with demand concentrated in a few specific price bands

• weekly residential pricing moved lower because this week’s sales mix did not include last weekd distortion

• rolling DOM improved, but active inventory age worsened

• price reductions eased, while expired listings increased

• land saw weekly closings but remains deeply oversupplied

The practical read is straightforward: the market is working, but it is not forgiving. Buyers still have leverage because inventory is deep and aging. Sellers can still transact, but pricing and presentation have to meet the market where it actually is.

How many homes sold this week?

A total of 12 properties closed across all property classes, including 8 residential home sales and 4 land sales.

What is the median home price right now?

The median residential sale price for the week was $402,500, based on 8 closed home sales.

Because weekly sample sizes can move sharply, this number should be viewed alongside the corrected 4-week rolling median of $635,000.

Is the market going up or down?

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

’s closed-sale count improved, while corrected four-week residential activity reached 31 closings. Countywide months of supply improved to 15.2, but the market still carries elevated active inventory and aging supply.

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–$699K range in the core county and the $700K–$799K range in the resort markets, 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 15.2 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-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.