Livingston, NJ Real Estate: Then (Pre-Pandemic 2019) vs. Now

If you’ve been waiting for the market to “go back” to what it was…

It already made its decision.

Over the past few years, the Livingston market didn’t spike, correct, and reset.

It recalibrated.

And when you compare today’s numbers to 2019 - the last “normal” year (pre-pandemic) - the shift becomes impossible to ignore.

1. Prices Didn’t Rise - They Reset

• 2019 Avg Sold Price (YTD through March 2019): ~$624,000
• 2026 Avg Sold Price: (YTD through March 2026) ~$1,392,000

 +123% increase

This is not typical appreciation. This is a new baseline.

What’s happening:

Buyers aren’t just paying more - they’re competing at an entirely different price level.

2. Inventory Collapsed

• 2019 Active Listings (March): 192
• 2026 Active Listings (March): 67

 Down ~65%

This is the real story behind everything else.

Less inventory = more pressure on every listing that hits the market.

3. Homes Are Still Selling Faster

• 2019 Avg Days on Market: 55 days
• 2026 Avg Days on Market: 36 days

35% faster

And this is happening in a higher interest rate environment.

Translation: Serious buyers are still moving quickly when the right home comes up.

4. Demand Didn’t Drop - It Adjusted

• 2019 Sales (YTD through March): 55
• 2026 Sales (YTD through March): 59

Slightly higher today.

Now here’s the key:

• New Listings 2019: 172
• New Listings 2026: 93

Nearly half the supply… yet sales held steady.

We didn’t lose demand. We lost supply, and the market adjusted accordingly.

Homes aren’t sitting. They’re getting absorbed.

5. The Negotiation Dynamic Flipped

• 2019 SP/LP: ~98%
• 2026 SP/LP: ~101%

From negotiating below asking… to competing above it.

This is where strategy matters most.

Pricing isn’t about guessing anymore. It’s about positioning for maximum response.

My Takeaway

For Buyers

Waiting for a major price drop may not be the winning strategy. The issue isn't demand - it's supply. Today's buyers must be willing to compete and act decisively and confidently when the right house comes along. Preparation and strategy are key.

For Sellers

You’re not just selling a home - you’re holding a scarce asset. Scarcity creates opportunity. Strategy determines outcome.

The homes that win today are not just listed - they’re positioned correctly from day one.

Final Thought

The market didn’t return to 2019.

It moved forward, and established a new set of rules.

The sooner you understand that, the better your decisions become.