As the real estate market moves past its midpoint, new data from Mark Slade Homes indicates that Maplewood and South Orange, NJ, are still experiencing robust activity, with prices and demand significantly ahead of last year. The weekly market analysis, which Mark Slade calls the 'hyper market index,' compares the number of homes under contract to active listings. A ratio above 1.0 indicates a 'hyper market,' where demand outpaces supply.
According to the latest data for the week ending August 23, Montclair holds the strongest position among the tracked towns, with 191 homes sold, an average sale price of $1,512,172, and homes selling 22.5 percent over asking. Homes in Montclair average just 17.4 days on market, and its hyper market index stands at 1.9, the highest in the group.
Maplewood shows 137 same-year solds, an average sale price of $1,304,556, and 16.4 percent over asking, with homes moving fastest at 13.6 days on market. Its ratio is 1.2. South Orange trails slightly with 86 solds, an average price of $1,230,401, 15.8 percent over asking, and a ratio of 1.6, which is actually higher than Maplewood's.
West Orange has 239 solds at an average price of $768,749, 10.6 percent over asking, and a ratio of 1.2. Union reports 198 solds at an average price of $602,239, 4.2 percent over asking, with a ratio of 1.0. Livingston appears the softest among core markets, with 156 solds, an average price of $1,399,451, only 3.2 percent over asking, and a ratio of 0.7, indicating more active listings than homes under contract. Rahway, the newest addition to tracking, is even softer at 1.2 percent over asking, 30.2 days on market, and a ratio of 0.3.
The data also highlights differences in carryover inventory and exclusive listings. Maplewood has closed 156 sales year-to-date, with most from same-year listings, indicating little drag from older inventory. Livingston, however, has a larger share of closings tied to older listings, which helps explain its weaker pricing power. Exclusive listings, homes sold without full market exposure, make up 10.8 percent of Livingston's closings, compared to 2-6 percent in other towns, further softening results.
Compared to last year, 2026 is outperforming 2025 across the board. Maplewood's closed sales are at 87.8 percent of last year's pace, with price and percentage over asking climbing. South Orange is at 84.9 percent, West Orange at 80.5 percent, and Montclair at 88.4 percent. Livingston lags at 76.5 percent.
For sellers considering listing before Labor Day, Slade advises waiting until the week after, as Labor Day week competes with back-to-school activities, historically producing weaker results. Those interested in following these trends can check the blog for ongoing updates.
