JULY MARKET INSIGHT
The Summer Market Shifted, But Demand Didn't Disappear
Every month, we try to look beyond the headlines and ask, What are these numbers really telling us?
July gave us our first real look at the summer market, and the story became more nuanced.
The pace slowed. Homes took a little longer to sell. Fewer properties went under contract. But prices remained remarkably strong, and buyers continued to compete aggressively for the homes they loved.
In Maplewood, the average July sale still closed at more than 118% of list price. In South Orange, it was nearly 116%. Those are not the numbers of a weak market.
They are the numbers of a market becoming more selective.
And perhaps the most important story is what happened to inventory. By the end of July, there were just 17 active listings in Maplewood and only 13 in South Orange.
The spring frenzy may have eased, but the fundamental imbalance between supply and demand remained very much intact.
Maplewood: Prices Held Strong as the Pace Moderated
Maplewood had another impressive month.
The average sales price in July was $1,320,579, almost identical to June's $1,331,017. Homes sold for an average of 118.10% of list price and spent 20 days on the market, compared with just 12 days in June.
During July:
32 homes sold
31 homes went under contract
17 homes were actively available for sale
That gives us an interesting summer story. More homes actually closed in July than in June, but new contract activity dropped considerably, from 45 homes going under contract in June to 31 in July. Active inventory also declined from 19 homes to just 17.
And yet, competition for the right homes remained extraordinary. July included individual sales at 136%, 139%, and even 150% of list price.
The year-to-date numbers are even more striking.
Compared with the same period in 2025:
Average sales prices are up 23.81%
The number of homes sold is down 10.60%
Active inventory is down nearly 38%
Homes are selling for an average of 117.09% of list price
Maplewood has sold 135 homes year-to-date compared with 151 at this point last year.
That is an extraordinary combination: far fewer homes available and selling, but dramatically higher prices.
The scarcity itself continues to be one of the biggest forces shaping the market.
South Orange: More Sales, Higher Prices and Remarkable Resilience
South Orange told a slightly different story.
The average July sales price was $1,148,231, down from June's unusually high $1,386,811, when several luxury sales significantly lifted the monthly average. Homes still sold for an average of 115.90% of list price, with an average of 20 days on market.
July saw:
26 homes sold
27 homes go under contract
Just 13 active listings
The number of closings remained exactly the same as June, but under-contract activity fell from 33 to 27 and available inventory dropped sharply from 22 homes to just 13.
And while July's average price came back down after June's luxury-driven spike, individual sales continued to demonstrate just how competitive the market could be. Several homes sold for more than 130% of list price, including one at more than 148% of asking.
But the year-to-date comparison may be the bigger South Orange story.
Compared with 2025:
Average sales prices are up 14.14%
Unit sales are up 15.22%
Under-contract activity is up 16%
Active inventory is down 15%
South Orange has already recorded 106 sales year-to-date compared with 92 at this point last year.
Unlike Maplewood, where fewer homes have changed hands, South Orange has managed to produce both higher prices and more sales than last year.
That's a remarkably strong combination.
What the July Numbers Really Told Us
July confirmed that the summer slowdown we anticipated was real, but it was primarily a slowdown in pace, not necessarily in price.
Homes took longer to sell in both towns. Under-contract activity declined from June. The bidding environment became less universally frantic.
But buyers did not disappear.
Instead, they became more discerning.
A beautifully prepared, appropriately priced home could still generate extraordinary competition. At the same time, July's individual sales also show that not every property automatically benefited from the market. Some homes sold at or even below asking, while others generated premiums of 20%, 30%, 40% or more.
That spread matters.
It tells us that this is increasingly a two-speed market.
The best-prepared and best-positioned homes are still commanding exceptional results. Homes that miss the mark on preparation, presentation or pricing are much more likely to sit, adjust or negotiate.
Preparation mattered. Pricing mattered. Presentation mattered. And strategy mattered.
Our Perspective: Care • Serve • Give
At Pollock Properties Group, we believe market reports should do more than share statistics. They should help people make confident decisions.
Our Care • Serve • Give philosophy shapes every conversation we have with our clients. We care by helping people understand what the numbers actually mean. We serve by bringing strategy, preparation, negotiation, and hyper-local expertise to every transaction. And we give by investing back into the communities that make Maplewood, South Orange, and the surrounding towns such extraordinary places to call home.
Because buying or selling a home has never been just about the market. It's about people. It's about families beginning a new chapter. It's about helping people, all people, arrive home.
Looking Ahead
As we head deeper into the second half of the year, we're watching one number especially closely:
Inventory.
At the end of July, there were only 30 active homes between Maplewood and South Orange combined: 17 in Maplewood and 13 in South Orange.
That's not a lot of choice for two communities with an enormous and persistent buyer pool.
We expect August to continue feeling different from the height of the spring market. Vacations, summer schedules and buyers who have temporarily stepped away after months of searching can all reduce urgency.
But limited inventory creates its own pressure.
If fewer buyers are competing for even fewer homes, exceptional properties can still produce exceptional results.
For sellers, this is why simply "putting a house on the market" isn't enough. The goal is to become the home buyers don't want to lose.
For buyers, a quieter summer market can create opportunities, particularly around homes that have been overlooked or have remained available longer. But the best homes are still likely to require decisive strategy.
And as always, we'll continue watching the numbers, looking beyond the headlines, and sharing what we're seeing so you can make informed decisions with confidence.
Curious about your town?
While these reports focus on Maplewood and South Orange, we prepare the same thoughtful market analysis for communities throughout Northern New Jersey. Whether you're interested in West Orange, Millburn, Livingston, Montclair, Cranford, Westfield, or another nearby town, we'd be happy to share what the market is doing and what it means for your home. Just reach out.
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