As the real estate market moves past its midpoint, new data from Mark Slade Homes indicates that Maplewood and South Orange are experiencing robust demand and price growth, outpacing last year's figures. The weekly market analysis, which Slade calls the 'hyper market index,' compares homes under contract to active listings, providing a real-time snapshot of buyer activity. When the ratio exceeds 1.0, the market is considered a 'hyper market,' signaling that demand is outstripping supply.
According to the latest data for the week ending August 23, Montclair leads the group with a hyper market index of 1.9, followed by South Orange at 1.6, Maplewood at 1.2, and West Orange at 1.2. Union sits at 1.0, while Livingston (0.7) and Rahway (0.3) show more balanced or buyer-friendly conditions. Slade, who holds degrees in economics, developed this index to reflect immediate market conditions, unlike traditional absorption rates that average six months of closed sales, which he believes can understate activity during seasonal peaks.
The numbers underscore the strength in these communities. Maplewood has seen 137 same-year listings close with an average sale price of $1,304,556, achieving 16.4 percent over asking and an average of just 13.6 days on market—the fastest pace among the tracked towns. South Orange follows closely with 86 solds, averaging $1,230,401 and 15.8 percent over asking, with homes selling in about 14.9 days. Montclair, with 191 solds, averages $1,512,172 and 22.5 percent over asking, though its days on market are slightly higher at 17.4.
In contrast, Livingston shows softer metrics, with 156 solds at an average price of $1,399,451, merely 3.2 percent over asking, and a hyper market index of 0.7, indicating more active listings than homes under contract. This sluggishness may be attributed to a higher proportion of carryover inventory—listings from prior years—which dilutes pricing power. Year-to-date, Livingston has closed 204 homes, but only a portion are from same-year listings, a factor that Slade's analysis highlights. Additionally, exclusive listings, where homes sell without full market exposure, make up 10.8 percent of closings in Livingston, compared to 2-6 percent in other towns, further softening price increases.
Comparatively, all markets are outperforming last year. Maplewood's closed sales are at 87.8 percent of its year-to-date total from 2025, with higher average prices and percentage over asking. South Orange is at 84.9 percent, West Orange at 80.5 percent, and Montclair at 88.4 percent, all showing gains. Livingston lags at 76.5 percent, reinforcing its status as the slowest-moving market.
For sellers contemplating a fall listing, Slade advises waiting until the week after Labor Day, as the holiday week is often crowded with back-to-school activities, diverting buyer attention. By waiting a week, sellers can capture buyers who are ready to focus on house hunting. As the market continues to evolve, those interested can follow ongoing updates on the blog for the latest trends.
