The real estate markets in Maplewood and South Orange, NJ, continue to show robust demand and rising prices as the second half of 2026 begins, according to the latest weekly data tracked by Mark Slade Homes. Mark Slade, who holds a degree in Economics, has developed what he calls the "hyper market index" to provide real-time insights into buyer activity. His latest snapshot for the week ending August 23 reveals that both towns are still outperforming last year's numbers, with homes selling quickly and often above asking price.
The hyper market index compares the number of homes under contract to active listings. When the ratio exceeds 1.0, demand is outstripping supply, indicating a "hyper market." Slade believes this method offers a more accurate picture than traditional absorption rates, which average six months of closed sales and can be skewed by seasonality. His weekly tracking across seven towns shows that Montclair holds the strongest position, with an index of 1.9, followed by South Orange at 1.6, and Maplewood at 1.2. These strong ratios suggest that buyers are competing for a limited number of available homes.
In terms of sales performance, Maplewood has seen 137 same-year listings close with an average sale price of $1,304,556, which is 16.4 percent over asking. Homes in Maplewood are selling fastest among the tracked towns, averaging just 13.6 days on market. South Orange has closed 86 same-year listings at an average price of $1,230,401, with homes selling 15.8 percent over asking and averaging 14.9 days on market. Montclair leads in average sale price at $1,512,172, with homes going 22.5 percent over asking and spending an average of 17.4 days on market.
Other markets in the region show varied performance. West Orange has 239 solds with an average price of $768,749 and 10.6 percent over asking, while Union has 198 solds at an average price of $602,239, with prices just 4.2 percent over asking. Livingston, however, remains the softest of the core markets, with 156 solds at an average price of $1,399,451 and only 3.2 percent over asking. Its hyper market index of 0.7 indicates more active listings than homes under contract, suggesting a buyer's market. Rahway, the newest addition to the tracking, shows similar softness with a ratio of 0.3.
Slade's analysis also considers carryover inventory and exclusive listings. Maplewood's year-to-date closed sales total 156, with 137 of those from same-year listings, indicating little drag from older inventory. In contrast, Livingston has a larger proportion of closings tied to older listings, which helps explain its weaker pricing power. Additionally, exclusive listings—homes sold without full market exposure—comprise 10.8 percent of Livingston's closings, compared to 2 to 6 percent in other towns, further softening its results.
Compared to last year, 2026 is outpacing 2025 across all tracked towns. Maplewood's closed sales represent 87.8 percent of its year-to-date total from 2025, with significant gains in average price and percentage over asking. South Orange is running at 84.9 percent of last year's pace, with similar improvements. West Orange and Montclair are also strong, at 80.5 percent and 88.4 percent respectively, while Livingston lags at 76.5 percent.
For sellers considering listing in the fall, Slade advises waiting until after Labor Day week. August is typically the weakest month for real estate activity, and listing during Labor Day week competes with back-to-school schedules. Waiting a week allows buyers to settle into their routines, historically leading to stronger results. As the market continues to evolve, Mark Slade Homes provides weekly updates on their blog for those interested in following these trends.
