JANUARY MARKET RECAP
Maplewood & South Orange Real Estate
January gave us our first look at how 2026 is beginning — but it’s important to remember that nearly all of the January closings were from homes that went under contract in late 2025.
In other words, January’s numbers largely reflect last fall’s market activity finally making it to the closing table.
Still, there are meaningful signals worth noting.
Maplewood – January 2026 (Closings from Late 2025 Contracts)
Average Days on Market: 25
Average List Price: $1,009,470
Average Sales Price: $1,086,749
Sales Price to List Price: 109.81%
Homes Sold: 13
Active Listings at Month End: 13
Under Contract at Month End: 14
3-Month Absorption Rate: 0.67
What We Saw
In Maplewood, the homes that closed in January moved quickly and commanded strong pricing — averaging nearly 10% over asking.
These properties had been negotiated in a competitive late-2025 environment, and the strength of those fall buyers showed up at the closing table.
Compared to January of last year:
Days on Market improved (29 → 25)
Sales prices were up significantly year over year
The market remained firmly in seller territory with very low inventory
Even in the middle of winter, the demand that existed last fall carried through.
South Orange – January 2026 (Closings from Late 2025 Contracts)
Average Days on Market: 50
Average List Price: $764,400
Average Sales Price: $837,200
Sales Price to List Price: 108.24%
Homes Sold: 5
Active Listings at Month End: 20
Under Contract at Month End: 14
3-Month Absorption Rate: 1.87
What We Saw
South Orange told a more measured story.
The homes that closed were still selling over asking — just over 8% on average — but they had taken longer to secure buyers compared to Maplewood.
Because January’s closings reflect fall negotiations, this data captures a moment when buyers were still active but becoming more selective.
Inventory had increased compared to the prior January, and the absorption rate suggested a more balanced pace.
What This Really Means
January closings are backward-looking. They tell us what buyers were willing to pay 30–60 days earlier.
So while Maplewood showed strong price growth and South Orange showed more normalization, these numbers don’t yet reflect the true 2026 spring market — which is just beginning to unfold.
What we did see:
• Buyers were still paying over asking in both towns
• Inventory remained tight in Maplewood
• South Orange showed signs of increased selection
• The fall 2025 market remained competitive through closing
As we move toward spring, the real story will be told by new listings, new contracts, and buyer urgency over the next 60 days.
If you’re considering selling this year, preparation begins now.
And if you’re buying, this is the window to watch carefully.
We’ll continue tracking it closely — and as always, we’re here to interpret what it means for you.
—
Pollock Properties Group
#1 Real Estate group for Maplewood & South Orange
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