Taos Real Estate Market Report — Week Ending May 10, 2026
Taos Real Estate Intelligence Report
Week Ending May 10, 2026
Opening Summary
The Taos County residential market remains buyer-favoring, but absorption improved this week as the corrected four-week residential closing count reached 36. The weekly activity view showed 10 total closings, all residential, with no land, commercial, or multi-use closings recorded for the week. Countywide active residential inventory stands at 463 listings, with 12.9 months of supply. Buyers still have leverage in much of the county because inventory remains deep, while sellers in better-positioned core-county segments are seeing more reliable movement than the broader headline suggests.
Executive Market Summary
Taos County remains a buyer-favoring residential market overall, but this week’s rolling data shows a clearer improvement in absorption. The weekly activity view recorded 10 residential closings, while the corrected four-week view shows 36 residential closings. Countywide months of supply now stands at 12.9 against 463 active residential listings, which is still elevated but meaningfully more active than a slow or stalled market.
The internal structure matters. Core county supply is much tighter at 9.9 months of supply, with 26 four-week residential closings against 257 active listings. Resort-market supply is much slower at 20.6 months, with 10 four-week residential closings against 206 active listings. Land remains the most oversupplied segment, with 702 active listings and a heavy concentration in lower-price, smaller-acreage parcels.
Key Market Indicators
Closed Sales (All Classes): 10
Closed Sales (Residential): 10
Closed Sales (Land): 0
New Listings: 27
Pending Contracts (Under Contract): 66
Total Pending Inventory (All Classes): 167
Price Adjustments: 28
Expired Listings: 7
4-Week Residential Closings: 36
Active Residential Listings: 463
Months of Supply: 12.9
The headline read is improved absorption, not a seller-favoring market. Inventory remains high enough to preserve buyer leverage countywide.
Market Supply — Structural Breakdown
Countywide Market Supply
Active Listings: 463
4-Week Sales: 36
Months of Supply: 12.9
Core County Market Supply
Active Listings: 257
Median Active Price: $549,500
Average DOM: 227.2
Median DOM: 181
4-Week Residential Sales: 26
Months of Supply: 9.9
Resort Market Supply
Active Listings: 206
Median Active Price: $541,500
Average DOM: 273.7
Median DOM: 232
4-Week Residential Sales: 10
Months of Supply: 20.6
The core county is carrying the stronger absorption profile this week. Core supply remains buyer-favoring at 9.9 months, but it is clearing more reliably than the resort market, which stands at 20.6 months of supply. Countywide averages hide that split: the core market is selective but functioning, while resort inventory continues to clear much more slowly.
Current Market Signals
• Weekly closed activity was entirely residential, with 10 residential sales and no land closings in the current activity view.
• Corrected rolling residential activity strengthened to 36 closings over the four-week window, improving the trend read beyond the single-week count.
• Countywide months of supply stands at 12.9, which is better absorption but still a buyer-favoring level.
• Core county is materially tighter than the resort market, with 9.9 months of supply versus 20.6 months.
• Weekly residential pricing moved lower, with a median sale price of $392,500, while the rolling median sits at $420,000.
• Only 22.2% of active residential inventory has been on the market less than 90 days, showing that most available supply is longer-exposed.
• Price adjustments remained active at 28, while expired listings fell to 7, suggesting sellers are still adjusting but fewer listings failed outright this week.
• The median list-to-sale ratio was 93.94% across 903 sampled residential sales, which supports the broader read that buyers still have negotiation room.
Market Pulse — This Week
This week recorded 10 total property closings, all of them residential home sales. No land, commercial, or multi-use closings appeared in the weekly activity view.
The market added 27 new listings, showed 66 under-contract listings in the current weekly snapshot, posted 28 price adjustments, and recorded 7 expired listings. The activity mix points to a market with steady contract flow and improved residential absorption, but also continuing price discipline from sellers who need to meet current buyer expectations.
Closed Sales (Residential): 10
Closed Sales (All Classes): 10
New Listings: 27
Pending Contracts (Under Contract): 66
Total Pending Inventory (All Classes): 167
Price Adjustments: 28
Expired Listings: 7
Pending Inventory — Pipeline Snapshot
Pending activity represents the current pipeline of listings under contract, not a measure of new weekly demand.
Under Contract (weekly snapshot): 66
Total Pending Inventory (all classes): 167
The pending pipeline remains substantial, with 66 listings under contract in the weekly view and 167 total pending listings across all classes. These figures are useful as a forward activity signal, but they are not guaranteed closings. Contracts still have to move through inspection, financing, appraisal, title, and closing.
Pricing — Residential Sales This Week
Residential Sales This Week: 10
Median Sale Price: $392,500
Average Sale Price: $505,000
Weekly Price Range: $238,000 – $938,000
Median Days on Market: 82
Average Days on Market: 128.4
This week’s residential pricing is based on 10 sales, which is more useful than a very thin sample but still not large enough to treat as a market-wide repricing event. The median sale price was $392,500, while the average was pulled higher by upper-end sales within the week’s $238,000 to $938,000 range. The weekly read suggests a lower-priced closing mix, while the rolling four-week view remains the steadier pricing indicator.
Rolling Four-Week Context — The Market Behind the Week
Total Residential Closings (4 Weeks): 36
4-Week Median Sale Price: $420,000
4-Week Average Sale Price: $506,417
4-Week Median Days on Market: 64
4-Week Average Days on Market: 126.3
The corrected four-week view is the stronger trend layer this week. It shows 36 residential closings, which is a healthier absorption count than the weekly number alone would communicate. This view accounts for later broker-reported sales by assigning them back to their actual closing weeks, producing a steadier read on transaction pace. The rolling median sale price is $420,000, and the rolling median DOM is 64, showing that homes are still moving when price, condition, and buyer fit align.
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Core County — Residential Inventory Structure
Active Residential Listings: 257
Listings Above $500,000: 139
Listings Below $400,000: 87
Median Active List Price: $549,500
Average Active Days on Market: 227.2
Median Active Days on Market: 181
The core county remains the more active residential segment this week. Inventory is still substantial, but 26 corrected four-week residential closings bring core months of supply down to 9.9. That is not a tight seller-favoring market, but it is a materially better absorption profile than the resort market.
Core County Inventory — Price Band × Bedroom Count
| Price Band | 1 Bed | 2 Bed | 3 Bed | 4+ Bed | Unknown | Total |
|---|---|---|---|---|---|---|
| Under $300K | 4 | 19 | 12 | 2 | 5 | 42 |
| $300K–$399K | 2 | 27 | 11 | 4 | 1 | 45 |
| $400K–$499K | 4 | 8 | 12 | 6 | 1 | 31 |
| $500K–$599K | 1 | 17 | 8 | 0 | 0 | 26 |
| $600K–$699K | 0 | 5 | 7 | 3 | 1 | 16 |
| $700K–$799K | 0 | 2 | 8 | 1 | 0 | 11 |
| $800K–$899K | 0 | 5 | 8 | 4 | 0 | 17 |
| $900K–$999K | 0 | 3 | 11 | 1 | 0 | 15 |
| $1M–$1.49M | 1 | 6 | 10 | 11 | 1 | 29 |
| $1.5M+ | 1 | 3 | 9 | 11 | 1 | 25 |
| Total | 13 | 95 | 96 | 43 | 10 | 257 |
Source: HomeHeading Intelligence
Structural Observations — Core County
Two- and three-bedroom homes dominate the core inventory base, with 95 active 2-bedroom homes and 96 active 3-bedroom homes. The middle of the market is not defined by one clean price tier; inventory is spread from under $300K through the upper ranges, with meaningful counts in both lower-price and million-plus bands.
Larger homes cluster more heavily in the upper tiers. The $1M–$1.49M and $1.5M-plus bands together contain 22 active 4-bedroom-or-larger homes. For buyers looking under $400K, the core market has 87 active listings, but the 3-bedroom count remains limited relative to the full pool.
Applying This to Your Own Search
For buyers, the core county market offers the most choice in 2- and 3-bedroom homes, but the distribution is uneven by price band. Inventory is thickest below $400K and in the upper-end bands, while some middle bands have much thinner counts. With average active DOM at 227.2 and median active DOM at 181, buyers often have room to compare options, but the better-positioned homes can still move faster than the headline inventory count implies.
For sellers, the core county’s 9.9 months of supply means pricing discipline still matters. Well-positioned listings can transact, especially in bands where rolling absorption is visible, but the market is not forgiving of overpricing. Sellers are competing not just with new listings, but with a large pool of homes that have already been exposed to the market for months.
Months of Supply — Core County by Price Band
| Price Band | Active | 4-Week Sold | Months Supply |
|---|---|---|---|
| Under $300K | 42 | 7 | 6.0 |
| $300K–$399K | 45 | 4 | 11.3 |
| $400K–$499K | 31 | 3 | 10.3 |
| $500K–$599K | 26 | 2 | 13.0 |
| $600K–$699K | 16 | 6 | 2.7 |
| $700K–$799K | 11 | 2 | 5.5 |
| $800K–$899K | 17 | 1 | 17.0 |
| $900K–$999K | 15 | 1 | 15.0 |
| $1M–$1.49M | 29 | 0 | N/A |
| $1.5M+ | 25 | 0 | N/A |
The tightest core-county band is $600K–$699K at 2.7 months of supply, followed by $700K–$799K at 5.5 months. The loosest calculated core band is $800K–$899K at 17.0 months. The $1M–$1.49M and $1.5M-plus bands recorded no sales in the rolling window, so months of supply is not calculated for those bands.
Source: HomeHeading Intelligence
Resort Markets — Residential Inventory Structure
Active Residential Listings: 206
Listings Above $500,000: 105
Listings Below $400,000: 84
Median Active List Price: $541,500
Average Active Days on Market: 273.7
Median Active Days on Market: 232
The resort markets remain much slower than the core county. Active inventory stands at 206 listings, and the segment carries 20.6 months of supply on 10 corrected four-week residential closings. The resort market is still functioning, but it is clearing selectively and from an older inventory pool.
Resort Market Inventory — Price Band × Bedroom Count
| Price Band | 1 Bed | 2 Bed | 3 Bed | 4+ Bed | Unknown | Total |
|---|---|---|---|---|---|---|
| Under $300K | 20 | 30 | 3 | 2 | 2 | 57 |
| $300K–$399K | 0 | 16 | 8 | 2 | 1 | 27 |
| $400K–$499K | 1 | 7 | 8 | 1 | 0 | 17 |
| $500K–$599K | 1 | 4 | 11 | 5 | 1 | 22 |
| $600K–$699K | 1 | 3 | 14 | 3 | 0 | 21 |
| $700K–$799K | 0 | 2 | 12 | 6 | 0 | 20 |
| $800K–$899K | 0 | 0 | 5 | 4 | 0 | 9 |
| $900K–$999K | 0 | 2 | 0 | 3 | 0 | 5 |
| $1M–$1.49M | 0 | 0 | 3 | 11 | 0 | 14 |
| $1.5M+ | 0 | 0 | 5 | 9 | 0 | 14 |
| Total | 23 | 64 | 69 | 46 | 4 | 206 |
Source: HomeHeading Intelligence
Structural Observations — Resort Markets
The resort market has a different inventory shape than the core county. The largest single resort band is under $300K, with 57 active listings, and that band is heavily weighted toward 1- and 2-bedroom properties. The resort market also carries meaningful inventory from $500K through $799K, especially in 3-bedroom homes.
Larger homes are more concentrated in the upper resort bands. The $1M–$1.49M band contains 11 active 4-bedroom-or-larger homes, while the $1.5M-plus band contains 9. Compared with the core county, the resort market is older and slower, with a median active DOM of 232 and average active DOM of 273.7.
Months of Supply — Resort Markets by Price Band
| Price Band | Active | 4-Week Sold | Months Supply |
|---|---|---|---|
| Under $300K | 57 | 5 | 11.4 |
| $300K–$399K | 27 | 1 | 27.0 |
| $400K–$499K | 17 | 1 | 17.0 |
| $500K–$599K | 22 | 0 | N/A |
| $600K–$699K | 21 | 0 | N/A |
| $700K–$799K | 20 | 2 | 10.0 |
| $800K–$899K | 9 | 0 | N/A |
| $900K–$999K | 5 | 0 | N/A |
| $1M–$1.49M | 14 | 0 | N/A |
| $1.5M+ | 14 | 1 | 14.0 |
The tightest resort-market band is $700K–$799K at 10.0 months of supply, which is still buyer-favoring by normal absorption standards. The loosest calculated resort band is $300K–$399K at 27.0 months. Several resort bands recorded no sales in the rolling window, including $500K–$599K, $600K–$699K, $800K–$899K, $900K–$999K, and $1M–$1.49M, so months of supply is not calculated for those bands.
Source: HomeHeading Intelligence
Countywide Residential Inventory Structure
Active Residential Listings: 463
Listings Above $500,000: 244
Listings Below $400,000: 171
Median Active List Price: $549,000
Average Active Days on Market: 248
Median Active Days on Market: 195
Countywide residential inventory remains deep, even as absorption improved. The county has 463 active residential listings, with 244 priced above $500,000 and 171 below $400,000. The active inventory base is also aging, with average active DOM at 248 and median active DOM at 195.
Countywide Residential Inventory — Price Band × Bedroom Count
| Price Band | 1 Bed | 2 Bed | 3 Bed | 4+ Bed | Unknown | Total |
|---|---|---|---|---|---|---|
| Under $300K | 24 | 49 | 15 | 4 | 7 | 99 |
| $300K–$399K | 2 | 43 | 19 | 6 | 2 | 72 |
| $400K–$499K | 5 | 15 | 20 | 7 | 1 | 48 |
| $500K–$599K | 2 | 21 | 19 | 5 | 1 | 48 |
| $600K–$699K | 1 | 8 | 21 | 6 | 1 | 37 |
| $700K–$799K | 0 | 4 | 20 | 7 | 0 | 31 |
| $800K–$899K | 0 | 5 | 13 | 8 | 0 | 26 |
| $900K–$999K | 0 | 5 | 11 | 4 | 0 | 20 |
| $1M–$1.49M | 1 | 6 | 13 | 22 | 1 | 43 |
| $1.5M+ | 1 | 3 | 14 | 20 | 1 | 39 |
| Total | 36 | 159 | 165 | 89 | 14 | 463 |
Source: HomeHeading Intelligence
Inventory Age — Fresh vs Aging Supply
| Days on Market | Active Listings |
|---|---|
| 0–30 | 25 |
| 31–90 | 78 |
| 91–180 | 109 |
| 181–365 | 180 |
| 365+ | 69 |
Approximately 22.2% of active residential inventory has been on the market less than 90 days. That means more than three out of four active residential listings are longer-exposed supply. The market is still active, but the inventory base is broadly aging rather than broadly fresh.
Source: HomeHeading Intelligence
Land Market — Supply Structure
Active Land Listings: 702
Land remains the most supply-heavy segment in Taos County. The inventory base is large, and the acreage structure is still dominated by smaller parcels. The matrix below shows the clearest pattern: low-price land and 1–5 acre parcels make up the largest parts of the active land market.
Land Inventory — Price Band × Acreage Count
| Price Band | <1 | 1–5 | 5–10 | 10–20 | 20–50 | 50–100 | 100–250 | 250–500 | 500–1,000 | 1,000+ | Total |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Under $50K | 115 | 74 | 2 | 6 | 1 | 0 | 0 | 0 | 0 | 0 | 198 |
| $50K–$74,999 | 17 | 63 | 8 | 5 | 7 | 1 | 0 | 0 | 0 | 0 | 101 |
| $75K–$99,999 | 9 | 50 | 7 | 8 | 3 | 1 | 0 | 0 | 0 | 0 | 78 |
| $100K–$199,999 | 13 | 73 | 27 | 23 | 5 | 0 | 1 | 0 | 0 | 0 | 142 |
| $200K–$299,999 | 6 | 32 | 9 | 23 | 6 | 0 | 0 | 1 | 1 | 0 | 78 |
| $300K–$399,999 | 0 | 15 | 5 | 8 | 6 | 0 | 1 | 1 | 0 | 0 | 36 |
| $400K–$499,999 | 0 | 4 | 4 | 4 | 3 | 0 | 0 | 0 | 0 | 0 | 15 |
| $500K–$599,999 | 1 | 3 | 4 | 3 | 2 | 1 | 0 | 1 | 0 | 0 | 15 |
| $600K–$699,999 | 3 | 3 | 0 | 1 | 1 | 1 | 0 | 0 | 1 | 0 | 10 |
| $700K–$799,999 | 1 | 2 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 3 |
| $800K–$899,999 | 0 | 1 | 0 | 1 | 0 | 1 | 1 | 0 | 0 | 0 | 4 |
| $900K–$999,999 | 0 | 0 | 1 | 0 | 1 | 0 | 0 | 0 | 1 | 0 | 3 |
| $1M+ | 0 | 3 | 1 | 1 | 6 | 3 | 2 | 1 | 2 | 0 | 19 |
| Total | 165 | 323 | 68 | 83 | 41 | 8 | 5 | 4 | 5 | 0 | 702 |
Source: HomeHeading Intelligence
Land Market Interpretation
The dominant land price band remains Under $50K, with 198 active listings. The dominant acreage bucket is 1–5 acres, with 323 active listings. That combination shows that the land market is still heavily concentrated in lower-price, smaller-acreage inventory rather than large-tract supply.
Sub-$300K land remains mostly small-acreage. The market has 597 active land listings below $300K, and the largest counts are in parcels under 5 acres. Land remains structurally oversupplied, with limited evidence that current demand is broad enough to materially reduce the inventory base.
Data Notes
Weekly activity reflects the available 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.
Withdrawn activity was not included in this week’s public activity summary.
Final Take
Taos County remains a buyer-favoring market, but the residential trend improved this week. The rolling four-week view shows 36 residential closings, bringing countywide months of supply to 12.9. The core county is the stronger segment at 9.9 months of supply, while the resort market remains much slower at 20.6 months. The key signal to watch is whether stronger core absorption continues while the countywide inventory base remains older and elevated.
Taos County Housing Market FAQs
How many homes sold in Taos County this week?
10 residential homes sold in Taos County this week. The weekly activity view showed 10 total closings across all classes, all of them residential. No land, commercial, or multi-use closings were recorded in this week’s activity view.
What is the median home sale price in Taos County?
The median residential sale price this week was $392,500, based on 10 residential sales. The rolling four-week median sale price was $420,000, which is the steadier trend indicator because it reflects a larger close-date window.
Is the Taos real estate market favoring buyers or sellers right now?
The Taos market is still buyer-favoring overall. Countywide residential supply stands at 12.9 months, with 463 active residential listings. Some core-county segments are more active, but the countywide market still has more inventory than current demand can quickly absorb.
How much housing inventory is available in Taos County?
There are 463 active residential listings in Taos County. Of those, 244 are listed above $500,000 and 171 are listed below $400,000. The median active list price is $549,000.
What does months of supply mean?
Months of supply estimates how long it would take to sell the current active inventory at the current pace of sales. Taos County has 12.9 months of residential supply, which indicates buyer leverage countywide even though some specific price bands are moving faster.
How are core county and resort markets different?
The core county market is clearing faster than the resort market. Core county has 257 active residential listings and 9.9 months of supply. Resort markets have 206 active residential listings and 20.6 months of supply, making the resort side much slower this week.
What is happening in the Taos land market?
The land market remains structurally oversupplied, with 702 active listings. The largest land concentration is in the Under $50K price band, and the largest acreage bucket is 1–5 acres. Sub-$300K land remains mostly smaller-acreage inventory.
Why do weekly sales and rolling four-week sales differ?
Weekly sales show what closed in the current report-week activity view. Rolling four-week sales use close-date history across a broader window, so later broker-reported sales can be assigned back to their actual closing weeks. The rolling view is better for market pace.
Footer / attribution / contact block
Chad Belvill
Associate Broker • Dreamcatcher Real Estate Co. Inc.
515 Gusdorf Rd Suite 6, Taos, NM 87571
575-779-3612 (C) • 575-758-3606 (O)
Chad@exclusivetaos.com
NM Real Estate License #REC-2024-0150
HomeHeading Intelligence • exclusivetaos.com
Questions this report answers
How many homes sold in Taos County this week?
10 residential homes sold in Taos County this week. The weekly activity view showed 10 total closings across all classes, all of them residential. No land, commercial, or multi-use closings were recorded in this week’s activity view.
What is the median home sale price in Taos County?
The median residential sale price this week was $392,500, based on 10 residential sales. The rolling four-week median sale price was $420,000, which is the steadier trend indicator because it reflects a larger close-date window.
Is the Taos real estate market favoring buyers or sellers right now?
The Taos market is still buyer-favoring overall. Countywide residential supply stands at 12.9 months, with 463 active residential listings. Some core-county segments are more active, but the countywide market still has more inventory than current demand can quickly absorb.
How much housing inventory is available in Taos County?
There are 463 active residential listings in Taos County. Of those, 244 are listed above $500,000 and 171 are listed below $400,000. The median active list price is $549,000.
What does months of supply mean?
Months of supply estimates how long it would take to sell the current active inventory at the current pace of sales. Taos County has 12.9 months of residential supply, which indicates buyer leverage countywide even though some specific price bands are moving faster.
How are core county and resort markets different?
The core county market is clearing faster than the resort market. Core county has 257 active residential listings and 9.9 months of supply. Resort markets have 206 active residential listings and 20.6 months of supply, making the resort side much slower this week.
What is happening in the Taos land market?
The land market remains structurally oversupplied, with 702 active listings. The largest land concentration is in the Under $50K price band, and the largest acreage bucket is 1–5 acres. Sub-$300K land remains mostly smaller-acreage inventory.
Why do weekly sales and rolling four-week sales differ?
Weekly sales show what closed in the current report-week activity view. Rolling four-week sales use close-date history across a broader window, so later broker-reported sales can be assigned back to their actual closing weeks. The rolling view is better for market pace.
© 2026 HomeHeading Intelligence. Created and Produced by Chad Belvill, Associate Broker, Dreamcatcher Real Estate Co. Inc.
All rights reserved. Sharing and redistribution permitted with attribution.
Whether you're thinking about selling or buying in Taos County, market conditions matter.
The same forces shaping this report — inventory depth, pricing behavior, days on market, and buyer leverage — play out differently for every property and every timeline.
I provide property- and goal-specific market analysis to help sellers understand realistic pricing and timing, and to help buyers identify where opportunity and negotiation leverage actually exist. The goal is clarity — not pressure — so decisions are based on data, not noise.
If you'd like to see how current market conditions apply to your situation, I'm happy to walk through it with you.
Chad Belvill
575-779-3612 cell
575-758-3606 office
chad@homeheading.com
Neighborhood snapshots
Zone-level views of how specific Taos neighborhoods are behaving for the week ending May 10, 2026.