The real estate markets in Maplewood, NJ, and neighboring towns are showing continued strength as the year progresses, according to the latest weekly data from Mark Slade Homes. Mark Slade, who holds economics degrees and has developed his own 'hyper market index,' tracks weekly activity in seven towns. The index compares homes under contract to active listings; a ratio above 1.0 indicates a 'hyper market' where demand outruns supply. The most recent snapshot, for the week ending August 23, reveals that most towns still have ratios above 1.0, signaling robust buyer activity.
Montclair leads the group with a hyper market index of 1.9, 191 homes sold year-to-date, and an average sale price of $1,512,172, with homes selling at 22.5% over asking and averaging 17.4 days on market. Maplewood shows 137 solds (for same-year listings), an average price of $1,304,556, 16.4% over asking, and the fastest pace at 13.6 days on market, with a ratio of 1.2. South Orange is close behind with 86 solds, an average price of $1,230,401, 15.8% over asking, 14.9 days on market, and a higher ratio of 1.6 than Maplewood. West Orange has 239 solds, averaging $768,749, 10.6% over asking, and a ratio of 1.2. Union shows 198 solds at $602,239, 4.2% over asking, with a ratio of 1.0, right at the hyper market threshold.
Livingston remains the softest among these core markets, with 156 solds, an average price of $1,399,451, only 3.2% over asking, and a ratio of 0.7, meaning more active listings than homes under contract. Rahway, the newest addition to the tracking, is softer still with 1.2% over asking, 30.2 days on market, and a ratio of 0.3. Slade's methodology focuses on same-year listings to avoid distortions from seasonality, unlike the traditional absorption rate which averages six months of closed sales. He believes this gives a real-time view of buyer activity.
The data also highlights differences in carryover inventory. Maplewood has closed 156 sales year-to-date, with 137 from listings taken this year, indicating minimal drag from older listings. In contrast, Livingston shows a larger share of its 204 closings tied to older listings, which helps explain its weaker pricing power. Additionally, Livingston has a higher percentage of exclusive listings (homes sold without full market exposure) at 10.8% of closings, compared to 2-6% in other towns, further softening its results.
Compared to last year, all towns are outperforming 2025. Maplewood's closed sales represent 87.8% of its year-to-date total from 2025, with meaningful gains in both price and percentage over asking. South Orange is running at 84.9% of last year's pace, while West Orange and Montclair are at 80.5% and 88.4%, respectively. Livingston, at 76.5%, continues to lag, moving more slowly than the rest.
For sellers contemplating a fall listing, Slade advises waiting until the week after Labor Day. August is typically the weakest month due to vacations, and listing during Labor Day week competes with back-to-school activities. Waiting a week allows buyers to settle into routines, historically yielding stronger results. Those interested in tracking these numbers can follow ongoing market coverage on the blog.
