Data note: All figures in this report reflect January 2026 data sourced from the Redfin Data Center. The market snapshot was published February 26, 2026.
Essex County posted the strongest year-over-year price appreciation of any county I serve in January 2026 — 8.1% — and homes are still closing an average of 3.4% above asking price. In a market where most NJ counties are cooling, that combination stands out. But Essex is also one of the most diverse real estate landscapes in the state, with price-per-sqft ranging from $197 in Newark to $453 in Montclair. Understanding which part of Essex you're in changes everything.
Here's the full data breakdown.
The Headline Numbers (January 2026)
| Metric | Value | YoY Change |
|---|---|---|
| Median Sale Price | $665,000 | +8.1% |
| Days on Market | 75 days | +28 days |
| Active Listings | 1,207 | +6.8% |
| Sale-to-List Ratio | 103.39% | -1.4% |
| Market Health Score | 51/100 | Balanced Market |
The 8.1% YoY gain is the headline, but it requires context. Essex County's median climbed from approximately $615K a year ago to $665K today — driven by a spring surge and a year that ended significantly above where it started.
The 2025 Price Story
The 12-month price chart tells the real story:
- Feb–May 2025: Steady rise from $627K to $700K
- June 2025: Peak at $750,000 — spring demand hit hard
- Jul–Dec 2025: Gradual retreat — $705K → $720K → $675K → $675K → $722K → $651K (volatile winter)
- January 2026: $665,000
The seasonal dip from the $750K peak to $665K looks steep, but year-over-year you're still up significantly. Essex's winter volatility (the $722K bounce in November) reflects how thin the market gets — a few high-end sales can swing the monthly median meaningfully when volume is low.
Spring 2026 is the watch period. If the pattern holds, March–June will push prices back toward the $700K–$750K range.
Days on Market: Up Sharply, but Context Matters
At 75 days, Essex County's DOM is up 28 days from a year ago — that's the largest raw increase of any county I cover. But look at the seasonal trajectory:
- Spring/Summer 2025: 46–56 days (extremely fast)
- Fall 2025: 60–63 days
- January 2026: 75 days
This is almost entirely seasonal. In the heart of spring, Essex was moving homes in 46 days — faster than most of NJ. The January figure reflects winter slowdown, not a structural demand problem.
For buyers, the current 75-day average means you have more breathing room than you did eight months ago. That said, well-priced homes in Montclair, Maplewood, and South Orange still move fast. The long-DOM properties tend to be overpriced listings in slower submarkets.
Sale-to-List Ratio: Still 3.4% Over Asking in January
This is Essex County's most telling data point. Even with 75-day DOM and winter headwinds, homes are closing at 103.39% of asking price.
Compare that to Bergen County (101.78%) or Middlesex County (100.35%) — Essex buyers are paying significantly more over asking, even in the slow season.
The sale-to-list ratio peaked at 109.39% in May 2025, meaning homes were selling nearly 10% above list at the market's hottest point. It's normalized since then, but 103.39% in January is a clear signal: correctly priced Essex homes attract competitive offers year-round.
Where Prices Differ Most: Town-by-Town
Essex County spans 22 municipalities ranging from urban Newark to affluent Montclair. The price-per-sqft spread reflects that range:
| Town | Price/Sqft |
|---|---|
| Montclair | $453 |
| Nutley | $405 |
| East Orange | $274 |
| Newark | $197 |
Montclair commands a 130% premium over Newark on a per-sqft basis. Buyers priced out of Montclair often look at Glen Ridge, Bloomfield, and Nutley — all Essex County municipalities with good transit access and meaningfully lower price points.
Newark deserves a separate mention. At $197/sqft, it represents one of the lowest entry points in northern NJ, and it has seen significant investment activity in the Ironbound District, Downtown, and near the Prudential Center. Investors watching Essex should have Newark on the list.
Inventory: Flat Year-Over-Year, Spring Wave Coming
Active listings in January 2026 were 1,207 — nearly identical to January 2025 (1,206). This flat inventory is one reason prices have held up: supply has not overwhelmed demand.
Watch what happens in spring. In 2025, Essex inventory climbed from 1,206 (February) to a peak of 1,638 (October) — a 36% increase over nine months. As new listings hit in March–May, buyers will have more options. Sellers listing in February or early March will face less competition than those who wait.
Market Health Score: 51/100 — Balanced
Essex County's market health score of 51 out of 100 puts it squarely in balanced market territory — the only NJ county I cover that lands here.
- Price momentum: 88/100 — strongest of any county
- Inventory tightness: 38/100 — moderate
- Demand strength: 45/100 — solid but not red-hot
- Affordability: 34/100 — $665K median limits the buyer pool
The 88/100 price momentum score is notable. No other county I track comes close. This reflects sustained buyer interest even as the market has cooled nationally.
What Buyers Should Know
- Act before spring — inventory will grow, but so will competition. The February–early March window is one of the least competitive of the year.
- Expect to go above asking — 103.39% average means budget accordingly. On a $600K home, that's roughly $20K above list.
- Newark is a sleeper — at $197/sqft and improving infrastructure, buyers focused on value and upside should look seriously at it.
- Montclair premium is real — the school district and walkability drive the $453/sqft figure. Comparable homes in Glen Ridge or Bloomfield can be 15–20% cheaper.
What Sellers Should Know
- Pricing discipline still matters — the 103.39% sale-to-list average masks the gap between correctly priced homes (multiple offers) and overpriced listings (sitting 100+ days).
- Spring is your window — the June 2025 peak of $750K was driven by spring listing timing. Aim for a March or April listing to maximize price.
- The buyer pool is price-sensitive — at $665K median, affordability scoring is 34/100. Price aggressively to attract the widest pool.
Mahesh Sangisetty is a licensed NJ Realtor at Boutique Realty serving Essex County and 11 other NJ counties. View live Essex County market data at the Essex County dashboard.