Maplewood Real Estate Market Mid-Year Review: Demand Outpaces Supply Across Essex County

As the fall season approaches, the real estate markets in Maplewood and South Orange, NJ, continue to show robust demand and rising prices, according to the latest weekly data tracked by Mark Slade Homes. The firm's "hyper market index," which compares homes under contract to active listings, reveals that both towns are experiencing seller-friendly conditions, with ratios above 1.0, indicating that demand is outstripping supply at this point in time.

The index, developed by Mark Slade, who holds two degrees in Economics, provides a real-time snapshot of buyer activity, contrasting with traditional absorption rates that average six months of closed sales. Slade argues that his method offers a more accurate reflection of current market dynamics, especially given seasonal fluctuations. His weekly analysis covers seven towns, including Montclair, which currently leads the group with a hyper market index of 1.9. Montclair has seen 191 homes sold this year, with an average sale price of $1,512,172, and homes are selling at 22.5% over asking, averaging just 17.4 days on the market.

Maplewood, with 137 solds from listings taken this year, boasts an average sale price of $1,304,556 and 16.4% over asking. Notably, its days on market average is the fastest among the tracked towns at 13.6 days, and its index sits at 1.2. South Orange is close behind with 86 solds, an average price of $1,230,401, and 15.8% over asking, with an index of 1.6—actually higher than Maplewood. West Orange has posted 239 solds with an average price of $768,749 and a 10.6% over asking, with an index of 1.2. Union shows 198 solds at an average of $602,239, trending 4.2% over asking, with an index at 1.0.

In contrast, Livingston remains the softest of the core markets, with 156 solds, an average price of $1,399,451, and only 3.2% over asking. Its index of 0.7 indicates more active listings than homes under contract, and days on market average 20.2. Rahway, the newest addition to the tracking, is softer still, with a 1.2% over asking, 30.2 days on market, and an index of 0.3. The variation in these metrics highlights the differing dynamics within the region.

Slade's analysis also examines carryover inventory and exclusive listings. Maplewood has closed 156 sales year-to-date, with 137 from this year's listings, indicating little drag from older inventory. Livingston, however, shows a larger share of its 204 year-to-date closings tied to older listings, which helps explain its lagging pricing power. Exclusive listings—homes sold without full market exposure—account for 10.8% of Livingston's closings, well above the 2-6% range in other towns, further softening its pricing results.

Compared to last year, 2026 is outperforming 2025 across the board. Maplewood's closed sales represent 87.8% of its year-to-date total compared to 2025, with meaningful gains in average price and percentage over asking. South Orange is at 84.9% of last year's pace, with similar improvements. West Orange and Montclair are trending strong at 80.5% and 88.4% respectively, while Livingston, at 76.5%, continues to lag.

For sellers considering listing before Labor Day, Slade advises waiting until the week after. August is typically the weakest month, and listing during Labor Day week competes with back-to-school activities, distracting potential buyers. Waiting a week allows families to settle into routines, historically yielding stronger results. As the market evolves, these weekly updates provide valuable insights for buyers and sellers alike. Mark Slade and MaryCeu Nunes lead a top-producing Keller Williams real estate team with over $500 million in lifetime sales volume across 54 New Jersey municipalities. For ongoing updates, readers can follow the blog for continuous market coverage.