The Maplewood and South Orange real estate markets are heading into the fall with prices and demand still running well ahead of last year, according to the latest weekly market data tracked by Mark Slade Homes. The firm’s ‘hyper market index’—a measure comparing homes under contract to active listings—shows that most of the seven towns tracked remain in hyper market territory, where demand outpaces supply.
The index, developed by Mark Slade, who holds a degree in economics, offers a real-time snapshot of buyer activity. When the ratio exceeds 1.0, the market qualifies as a hyper market. Slade argues this method provides a more accurate picture than the traditional absorption rate, which averages six months of closed sales and can be skewed by seasonality.
Montclair leads the group with a ratio of 1.9, 191 homes sold this year, an average sale price of $1,512,172, and homes selling at 22.5% over asking. Maplewood follows with a ratio of 1.2, 137 solds, an average price of $1,304,556, and 16.4% over asking. Notably, Maplewood homes are moving fastest, averaging just 13.6 days on market. South Orange, with a ratio of 1.6, has seen 86 solds at an average price of $1,230,401 and 15.8% over asking.
West Orange and Union also show healthy activity, with ratios of 1.2 and 1.0 respectively. West Orange has 239 solds at an average price of $768,749, while Union has 198 solds at $602,239. In contrast, Livingston remains the softest market, with a ratio of 0.7, indicating more active listings than contracts. Its average sale price is $1,399,451, but homes are only going 3.2% over asking. Rahway, the newest addition to the tracking, shows a ratio of 0.3 and minimal over-asking pricing.
Year-to-date comparisons reveal that 2026 is outperforming 2025 across the board. Maplewood’s closed sales represent 87.8% of its total from the same period last year, with gains in both price and percentage over asking. South Orange is at 84.9%, West Orange at 80.5%, and Montclair at 88.4%. Livingston lags at 76.5%, partly due to a higher share of carryover inventory and exclusive listings, which make up 10.8% of its closings versus 2-6% in other towns.
For sellers considering listing before Labor Day, Slade advises waiting until the week after. ‘Listing during Labor Day week competes with back-to-school nights and family adjustments,’ he notes. Waiting allows buyers to settle into routines, historically producing stronger results.
These insights are drawn from the latest data on the blog for ongoing market coverage.
