Most sellers ask this question early on in our conversations: When is the best time to list my Taos home?

The short answer is that timing matters more than most people think, but probably not in the way you’ve been told.

This analysis is based on Enchanted Circle Association of REALTORS® MLS data from 2019 through 2025 year to date, looking at when homes are listed, when they go under contract, and how close they sell to their asking price. No opinions. Just patterns.

The Big Picture

Taos is a steady market. Homes sell year-round, and pricing holds surprisingly consistent across seasons. But competition and visibility change dramatically depending on when you list. That’s where strategy comes in.

When Sellers List and Why It Matters

The highest number of new listings hit the market between May and July. That’s when competition is at its peak. More homes means more choices for buyers and more pressure on sellers to stand out.

The quietest months for new listings are November through February. Fewer sellers are active, which can work in your favor if demand is still there.

The most strategic listing windows sit in between:

• March and April before the summer surge

• September and October after it fades

In both periods, sellers benefit from stronger visibility without getting lost in a crowded market.

Buyer Activity Tells a Different Story

Buyers don’t wait for summer.

Activity begins ramping up in March and April, before most sellers list. Demand peaks in May through July, but by then inventory is also at its highest.

There’s also steady, reliable buyer activity in early fall, especially September and October, before things slow down toward winter.

In other words, buyers show up earlier than sellers expect, and that gap creates opportunity.

Pricing Reality: No Summer Premium

This is where the data surprises people.

When we look at list-to-sold price ratios by month listed, Taos stays remarkably consistent. Most months fall between 95.7% and 97.7% of asking price.

The strongest pricing months in the data set are:

• February

• May

• December

June and July do not produce higher sale-to-list ratios, despite higher buyer activity. Summer brings more competition, not better pricing.

So When Is the Best Time to List?

Based on the data:

Best Overall Window: March–April
Low competition
Buyers already active
Strong pricing stability

Strong Alternative: February
Lowest competition
Highest sale-to-list ratio
Motivated buyers

Second Strategic Window: September–October
Lower competition after summer
Steady demand
Good showing conditions

Least Advantageous: June–July
High buyer activity, but the most competition and no pricing lift

What Taos Sellers Should Take Away

The takeaway is simple: the best results come from listing before or after the crowd, not during it.

Homes listed in strategic windows tend to get better visibility, face less competition, and often see faster, cleaner offers. Summer is busy, but busy doesn’t always mean better.

Timing is just one of many data points I use when advising sellers, but it’s an important one. When you pair smart timing with accurate pricing and solid presentation, you put yourself in a much stronger position from day one.

If you’re thinking about selling and want a clear, data-driven look at your home’s value and the best timing for your situation, reach out. I’m happy to provide a free home valuation and walk through what the numbers are actually telling us about the Taos market.