Taos Real Estate Market Report
2026 Mid-Year
When people ask about the Taos market, they usually mean the main corridor, not all of Taos County. This report covers that core corridor: Ranchos de Taos to the south, through the Town of Taos and El Prado, up through Arroyo Seco, Arroyo Hondo, and Valdez, all the way to Taos Ski Valley. It doesn't include the more remote villages scattered across the rest of the county. For a closer look at the individual communities in this corridor, see my guide on where people actually live in Taos.
Everything below covers what actually happened in that corridor in the first half of 2026, January through June, compared to the same period in 2025. Every number comes straight from the ECAR MLS. I'm covering single family homes, condos, land, and new construction, which I'm breaking out separately for the first time this year because it's behaving very differently from everything else.
The Short Version
What's the Median Home Price in Taos Right Now?
The median single family home sold for $540,000 in the first half of 2026, down from $615,000 a year ago. Most of that drop comes from more affordable homes making up a bigger share of what sold, coupled with reduced activity in the $1,000,000-plus segment, not necessarily homes losing value. Broken out by price range, values are close to flat. The full breakdown is below.
Is It a Buyer's or Seller's Market in Taos?
It's a buyer's market across every segment, and has been for over a year. Single family supply sits at 12.2 months, condos at 21.4 months, and land close to 50 months, all well above the 5 to 6 months considered balanced. That said, homes priced right for their segment are still selling quickly, sometimes with multiple buyers competing.
Are Taos Home Prices Going Up or Down?
The overall median is down 12%, from $615,000 to $540,000 for single family homes. That number is real, but it's not telling you homes lost 12% of their value. Break it out by price range and values are close to flat. The drop comes almost entirely from more affordable homes making up a bigger share of what sold this year, not existing homes losing value. The one real exception is the $1,000,000-plus segment, which is down in both price and activity.
Market at a Glance
| Segment | 2025 Sales | 2026 Sales | Median Price | Months of Supply |
|---|---|---|---|---|
| Single Family + Townhome | 95 | 122 | $540,000 | 12.2 |
| Condo | 23 | 16 | $380,000 | 21.4 |
| Land | 49 | 29 | $86,000 | 49.9 |
Total transactions across all three segments came in exactly flat, 167 in both periods. That flat number is hiding three very different stories, so let's get into each one.
Single Family Homes
Single family sales jumped 28% this year, from 95 to 122 closed sales. That's the strongest part of the market right now, at least in terms of activity.
Are Taos Single Family Prices Really Down 12%?
Not the way it sounds. The overall median sale price fell 12%, from $615,000 to $540,000. The average sale price fell even more, from $655,646 to $565,138, about 14%. That bigger drop in the average makes sense once you know the $1,000,000-plus segment saw sales nearly cut in half this year. Averages are far more sensitive to losing high-end sales than medians are. Here's the tier breakdown that explains what's actually going on:
| Price Range | 2025 Sales | 2025 Median | 2026 Sales | 2026 Median |
|---|---|---|---|---|
| Under $500,000 | 27 | $360,000 | 51 | $345,000 |
| $500,000 to $999,999 | 59 | $679,000 | 66 | $684,500 |
| $1,000,000 and up | 9 | $1,239,000 | 5 | $1,100,000 |
Look at prices by tier and they're close to flat. What changed is the mix of what sold. Under-$500,000 sales nearly doubled, and they now make up 42% of all single family sales, up from 28% last year. You can browse that price range directly on my Under $500K search page. Sales over $1,000,000 fell by almost half. More affordable homes are simply making up a bigger share of the pie, and that pulls the overall numbers down even though individual homes aren't losing much value.
Buyer behavior at the transaction level looks similar to a year ago, with only modest movement either way. Cash sales rose to 41% of the market, up from 37%. Fewer sellers needed a price cut before going under contract, 41% this year versus 47% last year. And 72% of homes still sold for something under their asking price, only slightly down from 78% last year.
Why Is Price Per Square Foot So Unreliable Here?
Taos is full of custom homes with very few formal subdivisions with standardized homes. Price per square foot ranged from around $300 on the low end to well over $600 on the high end this year. That's not just a finish-quality question either. Location, layout, lot size, water rights, and a dozen other details all move that number in ways a simple per-square-foot comparison can't capture. If you're sizing up two houses by price per square foot alone, you may not be comparing apples to apples. It depends which house you're talking about.
What I'm seeing on the ground matches this too. Most homes that sell are sitting for a while, coming down in price a bit, and then going under contract. That's the typical path right now, not the exception.
What's Happening in the $1,000,000-Plus Market?
It's gone quiet, and it's the softest corner of the single family market by far. There are 54 active listings over $1,000,000 right now against just 5 sales in the past six months. The numbers point to a bit of overpricing at that level: active listings over $1,000,000 have been sitting a median of 125 days, well above the 91-day median for the market overall.
Buyers at that price point just aren't showing up the way they were. 2025 saw 28 sales over $1,000,000 for the full year. In 2024 it was 18. This year has been much quieter so far for that segment.
Why Is New Construction Outperforming Everything Else?
| New Construction | 2025 | 2026 |
|---|---|---|
| Homes Sold | 13 | 14 |
| Median Sale Price | $515,000 | $687,500 |
| Median Days on Market | 76 | 72 |
| Sold Price vs. Asking | 98.8% | 100.0% |
New construction is the one part of this market that isn't slowing down. Median sale price jumped over 33%, homes are selling just as fast as last year, and they're closing right at full asking price on average. My take is that a lot of second home buyers want something turnkey they can move into right away, not a renovation project, and new construction gives them exactly that. Keep in mind that this is a small number of sales, just 14 homes, so it's a trend worth watching rather than a sure thing. More on second homes and new construction in my Taos Second Home & Investment Guide.
Is It a Buyer's or Seller's Market for Single Family Homes?
Overall, buyers have more room to negotiate than they did a year ago. But Taos does have gems that move quickly. If you're checking out an online listing and immediately think "wow," you're probably not the only one. If that home is paired with a good price, it's going to move quickly. Price it high, especially above $1,000,000, and it can sit for months before anything happens.
Condos
Condo sales fell 30% this year, from 23 down to 16, and total sales volume dropped 41%. The median price slipped 5%, from $400,000 to $380,000, and sellers needed a price cut more often this year, 31% of sales versus 22% last year.
Condos are sitting at 21.4 months of supply right now. That's a clear buyer's market, and it's been the softest corner of this market for a while. Cash remains the dominant way condos get bought here, 69% of sales this year, which tells you this is still mostly a second home and investment buyer's game rather than a primary-residence, mortgage-driven one.
Land
Land sales dropped 41% this year, from 49 down to 29, and total volume fell 75%, from about $11.1 million to $2.7 million. That's the steepest decline of any segment I track.
Supply sits at nearly 50 months right now, by far the most oversupplied corner of this market. If you're a land buyer, you have enormous selection and real negotiating power. If you're selling land, patience is the name of the game, and pricing it realistically from day one matters even more than it does for homes.
What This Means for Buyers and Sellers
For Sellers: Price it right from the start. Aspirational pricing usually doesn't work anymore unless the property is genuinely special: real water or acequia rights, move-in condition, sweeping views, sprawling pastoral land, or an in-town gem walkable to the Plaza. Everything else needs to be priced where the market actually is, or expect a cut before it goes under contract. If you're weighing when to list, I break that down in When Is the Best Time to Sell a Home in Taos?
For Buyers: You have real leverage right now, more choices and more negotiating room than you've had in over a year. That said, well-priced homes and new construction are still moving fast.
For the Curious: This remains a buyer's market across the board, driven by a heavily cash, second-home buyer base where mortgage rates matter less than they do in a typical market. The 12% price drop looks scarier than what's actually happening underneath it.
More from this market: See how this compares to my 2025 Mid-Year Report, or browse all past market reports.
Data source: ECAR MLS. Period covered: January 1 through June 30, 2026 (Q1 and Q2), compared to the same period in 2025. Report compiled and interpreted by John Cornish, your honest local Taos Realtor.
FAQs — Mid-Year 2026
Data reflects Q1-Q2 2026 (January-June), compared to the same period in 2025.
The median single family home sold for $540,000 in the first half of 2026, down from $615,000 a year ago. Most of that drop comes from more affordable homes making up a bigger share of sales, not existing homes losing value. Condos sold for a median of $380,000 and land for $86,000.
167 total transactions closed across single family, condo, and land in the first half of 2026, exactly flat compared to the same period in 2025. Single family sales rose 28% to 122, while condo sales fell 30% to 16 and land sales fell 41% to 29.
The median time to sell a single family home is 93 days, essentially unchanged from 94 days a year ago. Condos are taking a bit longer at a median of 84 days, up from 73.
It's a buyer's market and has been for over a year. Single family supply sits at 12.2 months, well above the 5 to 6 months considered balanced, though homes priced right for their segment are still selling quickly.
It's a buyer's market, and it has been for a while. Condos are sitting at 21.4 months of supply, the softest segment in the market.
Firmly a buyer's market, and it isn't close. Land supply sits at nearly 50 months, sales are down 41% year over year, and total sales volume has fallen 75%.
41% of single family sales this year were cash, up from 37% last year. Condos run much higher at 69% cash, reflecting a second-home and investment-heavy buyer base.
Yes, though the room has narrowed slightly. 72% of single family homes still sold for under their asking price this year, only a little down from 78% last year, and 41% of sellers needed a price cut before going under contract.
Homes under $500,000 are the most active segment by far. Sales in that range nearly doubled, from 27 to 51, and now make up 42% of all single family sales, up from 28% a year ago.
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