West Orange - what's really happening in the real estate market

West Orange tends to fly a bit under the radar…

but the numbers tell a very clear story.

Let’s look at March 2026 vs. March 2025, and what’s actually changed.

The Snapshot

    •    Inventory dipped slightly: 97 homes vs. 106

    •    New listings pulled back: 56 vs. 63

    •    Homes under contract declined: 37 vs. 50

    •    Closed sales decreased: 27 vs. 33

    •    Median sale price jumped: ~$710K vs. ~$630K

    •    Still selling over ask: ~106% vs. 109%

    •    Days on market increased modestly: 30 vs. 24

What this really means

This is still a seller-leaning market.

Prices are up.

Homes are selling over ask.

Demand is very much intact.

But, and this is the shift, 

There’s slightly less urgency than last year.

The nuance here

At first glance, it looks like homes are taking longer to sell.

But if you look closer:

    •    Homes going under contract are still moving at a steady pace

    •    The longer timelines are happening after deals are accepted

Translation:

Buyers are still stepping up, but transactions are taking longer to close.

This is about inspections, financing, and deal structure and not a lack of demand.

What's actually shifting

    •    Fewer listings + fewer contracts = a slightly slower cycle

    •    But rising prices = competition still exists where it matters

This isn’t a pullback.

It’s a rebalancing of pace.

Where I see opportunity

For Sellers:

You still have the advantage, but it’s not automatic anymore.

    •    Pricing still matters

    •    Condition still matters

    •    And early momentum still matters most

The homes that feel “right” are still drawing strong offers.

For Buyers:

This is a more approachable market than last year.

    •    Slightly less competition overall

    •    More time to evaluate options

    •    Still competitive, but not chaotic

That said:

The best homes don’t linger.

My Take

West Orange is doing something interesting.

It’s holding onto price strength

while quietly easing in pace and pressure.

That’s a sign of a healthy, functioning market, not a declining one.

The Bottom line

Prices are rising.

Demand is steady.

But the tempo has softened just enough to require strategy.

This is no longer a “rush in and win” market. 

it’s a “position yourself and win” market.