December 08, 2025

NOVEMBER MARKET UPDATE

Plus: How PPG Outperformed the Market This Month

As we close out November and head toward 2026, the Northern New Jersey real estate market continues to show strength and resilience — with Maplewood and South Orange leading the charge in competitiveness, demand, and price performance.


And once again, Pollock Properties Group outperformed the market averages, delivering exceptional results for our sellers.

Below is a breakdown of this month’s data and what it means for buyers and sellers entering the new year.

PPG Performance vs. Market Performance (November 2025)

When comparing PPG’s listings to the broader Maplewood and South Orange markets, the difference is clear:

Maplewood

  • Market SP:LP: 110%

  • PPG SP:LP: 124.19%

South Orange

  • Market SP:LP: 105%

  • PPG SP:LP: 104.56%

Interpretation:
We are proud to report that while the average list to sales price ratio in Maplewood for the month of November was 110%, PPG OUTPERFORMED the market at a whopping average of 124.19%!!! And we set the market average for South Orange, at 105%! 

That means our listings sold significantly higher relative to asking price than the market average — powered by our strategic P7 Process, FREE staging, pricing expertise, and market knowledge.

Maplewood Market Snapshot: November 2025

Maplewood saw another month of strong performance, driven by low inventory, competitive pricing strategies, and motivated buyers seeking move-in-ready homes.

Key November Highlights:

  • Average Sales Price: $973,658

  • Average List Price: $886,083

  • SP:LP Ratio: 110.11%

    Homes, on average, sold 10% above asking.

  • Active Listings: 12 (very low)

  • Under Contract: 27

  • Average DOM: 21

What’s Selling Most?

Colonials in the $550K–$1.3M range dominated the month, with multiple properties clearing well above asking — including several closing 120–133% over list price.

Year-to-Date Snapshot (Maplewood):

  • Average Days on Market: 20

  • Higher sales prices continue, with YTD Sales Price up 6.54% YOY

  • Active inventory down nearly 20%, keeping competition strong

  • Under Contracts remain steady YOY

Bottom line: Maplewood continues to be one of the most competitive and desirable markets in Northern New Jersey. Sellers who prepare their home properly (hello, P7!) continue to outperform the market average.

South Orange Market Snapshot: November 2025

South Orange followed suit with strong demand and meaningful price strength, particularly in renovated colonials and spacious Tudors.

Key November Highlights:

  • Average Sales Price: $1,129,750

  • Average List Price: $1,077,917

  • SP:LP Ratio: 105.17%

  • Active Listings: 21

  • Under Contract: 20

  • Average DOM: 18

What’s Moving?

Properties priced between $850K–$1.7M performed well, and several new, larger listings came onto the market — creating opportunities for move-up buyers.

Year-to-Date Snapshot (South Orange):

  • Sales Price YTD: $1,050,621

  • Units Sold: down 7.14%, but Under Contracts up 17.57%

  • Rate of Absorption: up nearly 9% — inventory is still being absorbed quickly

  • DOM remains extremely low

Bottom line: South Orange remains a highly competitive, high-demand market. Updated homes, walkable locations, and staged properties continue to attract premium offers.

What This Means for Sellers

📈 Well-prepared homes are still selling quickly — and often over asking.
With Maplewood averaging 110% SP:LP and South Orange averaging 105%, strategic preparation matters more than ever.

🏡 Our P7 Process continues to deliver outperforming results, thanks to:

  • FREE professional staging

  • project management

  • pricing strategy

  • buyer psychology

  • negotiation expertise

Many sellers coming to market in early 2026 will see strong demand if preparation begins now.

What This Means for Buyers

Buyers in SOMA and Northern New Jersey continue to face:

  • limited inventory

  • quick timelines

  • competitive offers

But the good news?
Fall and winter historically offer more negotiating room if you’re prepared and partnered with a local team that knows how to move fast.

***Note: CLICK FOR FULL REPORT FOR EACH TOWN

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Looking Ahead to December & Early 2026

Expect:

  • inventory to remain limited

  • serious buyers to stay active through the holidays

  • demand to surge again by late January

If you're thinking about buying or selling, now is the time to prepare, strategize, and position yourself for success in 2026.

Ready to Be IN. the Market?

Whether you're imagining a move, preparing to list, or trying to understand your home’s value — we’re here.

📩 Contact us at PollockPropertiesGroup.com
💬 DM us anytime
🏡 We’re always just a porch chat away.

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