Livingston NJ: What's really happening right now

I’ve been deep in conversations about Livingston lately…so let’s strip it down to what the numbers are actually telling us.

The Snapshot (March 2026 vs. March 2025)

    •    Inventory is up: 69 homes vs. 62 last year

    •    More sellers entering: 41 new listings vs. 35

    •    Buyer activity has slowed: 19 homes under contract vs. 32

    •    Closings are down slightly: 17 sold vs. 21

    •    Median sale price is up: ~$1.46M vs. ~$1.27M

    •    Days on market increased: 44 days vs. 34

    •    Still selling over ask: ~102% SP/LP

What this really means

This is not a soft market.

But it is a more selective one.

We’ve shifted from frenetic to focused.

    •    Buyers are still paying strong prices, but they’re more discerning

    •    Homes are taking longer, but they are selling

    •    Demand is still there,  just more intentional

In simple terms:

The bar has been raised.

One number you can't ignore

One of the most telling numbers?

Homes under contract dropped from 32 → 19

That’s not a collapse.

That’s hesitation.

Buyers are taking a beat.

They’re analyzing more.

They’re choosing more carefully.

And that changes strategy. Significantly.

Where I see opportunity

For Sellers:

This is where precision matters.

The days of “list it and let the market do the work” are behind us.

    •    The first 10–14 days are everything

    •    Pricing is no longer forgiving

    •    Presentation isn’t optional -  it’s leverage

Get it right early → you create competition

Miss it → you chase the market

For Buyers:

There’s finally a bit more room to breathe.

    •    More inventory = more choice

    •    Longer DOM = more negotiation potential

    •    Especially true once a home crosses the ~30-day mark

But, and this is key,

The best homes are still moving quickly and competitively

My Take

Livingston isn’t cooling off.

It’s maturing into a smarter market.

And in markets like this, strategy separates outcomes.

Not marketing fluff.

Not headlines.

Not guesswork.

The Bottom Line

Prices are strong.

Demand is real.

But execution matters more than ever.

This is a thinking market now.

And the clients who win in this environment?

They’re the ones who plan before they act.

If you’re even considering a move,  buying or selling, 

this is the kind of market where a quick conversation can make a meaningful difference.