Welcome to my Somerset County Market Report, a monthly publication where I draw on my local expertise to unpack the latest developments in our real estate market. Rather than focusing on state or national trends, this report zeroes in on Somerset County and its surrounding areas. Each edition explores the economic forces and market dynamics influencing local property values. More than just numbers, it delivers hyper-local insights you won’t find elsewhere. By the end, you’ll understand both the what and the why behind recent market shifts—empowering you to make confident, informed real estate decisions throughout 2026.

As a Certified Senior Real Estate Specialist (SRES), I also work with senior clients and their families to guide them through the many challenges of this life stage, drawing on my deep network of reliable senior service resources.

You can also find a version of the report covering Hunterdon County here.

“What’s Happening in Somerset County’s Real Estate Market?

158  Under Contract Listings      $657K Average List Price       48 Average Days on Market

“Learn what is in store for home prices in our area in 2026?”

Inventory is up very slightly in Somerset County since this time last year. Our state has an overall supply of 2.9 months, while Somerset County has 1.8 months and Hunterdon has 2.5 months. We are holding our own. The recent NYC elections could help, but it is too early to tell.

The Fed cut interest rates by 0.25% in September, October, and December. Yet interest rates have held at around 6.1%. We are not going to see this rate decline until the 10-year bond dips below 4%, as they are being propped up by lingering inflation and unemployment worries.

The last employment report, for December, showed the creation of 50K new jobs and the unemployment rate dropping to 4.4%.  And there are many rumors of workforce reductions due to AI automation (which could persist and stretch out over the coming months as employees receive severance packages). Also, the inflation rate is holding at around 2.5%. As I said, there are many conflicting factors.

In a broader context, the real estate market shows signs of returning to a more typical state or normalizing. This usually starts at higher price points, then moves down, and proceeds from east to west. More inventory results in more competition. This leads to longer time on the market, fewer offers exceeding the asking price, and bids with contingencies such as mortgage approval, home sale, and inspection. The inventory of newly listed properties has remained steady compared to previous months, contributing to overall stability in total inventory. However, strong demand continues to outpace supply (especially in our lower price points), leading to rising prices in our region. Already in higher price brackets, price pressure exists as those market segments move toward a balanced or even buyer-oriented market.

For those considering buying or selling, the answer lies within this analysis. The market still favors sellers due to the fast-moving inventory, which helps maintain price stability in our locality. However, there is a gradual shift toward a buyer’s market at higher price points. Over the past years, NJ prices have increased significantly—nearly 12% in 2020, 18% in 2021, 9% in 2022, 11% in 2023, 7% in 2024, and 5% in 2025. While a more modest 4% growth was anticipated for 2026, homes priced at $800K and above are seeing increased inventory, which is impacting their supply-and-demand dynamics.

Conversely, prices below this threshold continue to rise, although the rate of increase has decelerated. Increases will likely be more moderate in future years but still show positive growth. The fifty-year average price increase remains below 5 percent.

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Market Statistics for Somerset County:

• Last month, the market saw a nice increase in new inventory, with 125 new listings, compared to 89 in the previous month. This decreased from the 168 new listings in the same month in 2023.
• As of the beginning of this month, the available inventory has decreased to 290 units from 301 units last month. This is higher than last year’s 286 units available in the same month.  Much of this new inventory is at our higher price points.
• The number of units that went “under contract” last month was 158, down from the previous month’s 200 but an increase from the 148 units in the same month last year.
• Over the past month, the average number of days on the market has increased to 48, showing a seasonal slowdown in the market (mostly seasonal).
• Currently, the month’s supply of inventory is at just over 1.84 months, indicating a strong seller’s market. This trend holds for properties priced under $1,000K

Given current market conditions, where supply and demand favor sellers, postponing your sale until later in 2024/25 may not be the best choice. The market is likely nearing (or at) its peak, and it’s unlikely that prices will remain elevated for much longer. Therefore, it would be wise to capitalize on the current situation and list your property for sale now.

In summary, acting promptly in the current market could benefit sellers.

New Jersey Residential Real Estate Market Forecast

The fall of 2025 saw solid activity in both listings and sales.

Although inventory levels have increased, new listings continue to sell quickly, resulting in strong sales and favorable pricing for sellers. However, the biggest challenge in 2026 remains finding a more suitable home and securing an affordable mortgage.

For buyers, recent declines in interest rates (and speculation that they could drop further) have brought renewed optimism compared to a few months ago. This has also affected trade-up buyers similarly.

However, interest rates have still priced many first-time buyers out of the market and made most trade-up buyers hesitant to move. Recent fluctuations in rates offer limited hope in this area. Nevertheless, now is still a good time to buy a home, as stabilized market conditions and reduced competition create favorable terms. Additionally, refinancing remains an option if rates continue to fall.

Somerset County Real Estate Market Inventory Breakdown By Price For Last Month:

• 47% of sales in houses > $500,000
• 44% of sales in the $500,000 to the $1,00,000 range
• 19% percent of total sales (or 43 in total) in houses >$1,000,000

Somerset County Real Estate Market Inventory Breakdown By Municipality For Last Month

Two areas had no sales last month:

• Millstone
• Rocky Hill

Three areas had 1 or 2 sales each last month:

• Bernardsville
• Far Hills
• Peapack/Gladstone

Hotspots:

• Bernardsville/Bernards Twp. – 13 Sales
• Bridgewater – 14 Sales
• Franklin Twp. – 37 Sales
• Hillsborough – 23 Sales
• Warren/Watchung -9 Sales

Approximately 60% of sales were concentrated in the hotspot areas in the past month. Here’s a breakdown of the average prices:

• New Listings Entering the Market: The average list price for these new listings was $771,531.
• Units Going Under Contract: The average list price for units that went under contract was  $656,835.
• This represents a 15% difference between the average prices of new listings and units under contract.”

In summary, understanding these price dynamics can provide valuable insights for buyers and sellers in the real estate market.

Note:

If you want to obtain a competitive price for your property based on its location and uniqueness, you can contact me at (908) 304-4660. By leveraging Coldwell Banker’s big data technology and Artificial Intelligence capabilities, you can gain a unique advantage in the market. I can demonstrate your area’s latest age and earnings breakdown, including where people are moving from and how to market directly to those specific areas and demographics. This approach will maximize the selling price while reducing the time on the market. Accurately priced and marketed homes tend to sell faster with the assistance of a seasoned real estate industry veteran and a local area expert.

“Why” is it happening…

New Jersey’s Economic Drivers:

New Jersey Home Sales and Inventory levels:

Contrary to what you see on the news, remember that real estate is hyper-local, and the Hunterdon and Somerset county markets remain strong.  While the network news is correct for some areas in the country (mostly those with heavy new development sales), my report focuses only on our two counties in NJ, which consists primarily of resales. Our only new construction is primarily on the high end of the market.

• YTD, sales across NJ are equal to 2023.
• Locally, we saw a seasonal decrease in sales in December in Hunterdon and Somerset County.
• There are early signs of some pullback in pricing at the higher price tiers, but the lower tiers are still seeing price increases, just not as aggressive as in the past.
• First-time buyers are cooling down considerably due to higher pricing (price resistance), inventory shortages, and interest rates. Their purchasing power has decreased for these reasons, and many have been priced out of the market for now.
• Potential sellers find it challenging to locate suitable housing in the current market and are hesitant to list until they do. They are also dismayed by higher interest rates than they currently have in place on their current homes and, for the most part, are not willing to make a move unless they have an urgent issue, such as a life event or job transfer. About the same amount diminishes their purchasing power, but their equity increases offset it.
• Current mortgages show that nearly 70% are under 4%, and 90% are under 5%.
• The current month’s inventory supply in Hunterdon County remains at 1.8 months. In Somerset County, it is around 1.4 months due to the rapid sales of new listings (velocity) as the market remains active.
• Hunterdon has 9% less inventory, and Somerset County has 22% more than a year ago. The unsold inventory in New Jersey has steadily decreased since reaching a peak of over 20,000, and it is down to about 12,100 today. It should be noted that all price points over $400K have seen YTD increases statewide, while the under $400K range has seen a 17% drop in inventory.
• New housing development has not kept up with population growth and is now focused on the rental market.

Interest Rates:

• Interest rates hovered around 7% again in early January of 2025, rising about 1% since September.
• The Fed cut rates by 1% in the 4th quarter, which was already built into the current rates as they were widely expected.
• Since then, economic conditions (fears of continued inflation and high unemployment) caused the rise back to 7%.
• It is further anticipated that rates will drop slowly based on recent economic indicators. However, we are probably stuck in the 6.5 to 7% range for 2025. Time will tell.
• Many buyers consider attractive ARM rates and creative other buy-down plans as alternatives.
• Based on the current rates, first-time buyer mortgage applications have dropped, but restructuring debt and paying down high-interest items remain active.
• The Fed’s efforts to slow things down have resulted in the above.

National Job Front:

• The U.S. Bureau of Labor Statistics reported that total nonfarm payroll employment increased by 256,000 in December, and unemployment dropped slightly to 4.1 percent. Employment continued growing in government, health care, social assistance, and construction.
• At the same time, job gains for October and November were revised by +7,000 and -15,000, respectively. This gets little exposure on the network news channels.
• Also, an annual correction of -818,000 jobs was being created compared to previous reports. Some of this was blamed on the recent storm damage.
• Many new jobs were part-time, indicating that people are finding “side hustles” to help account for inflation.
• It’s important to note that this number includes natural job growth of about 175K per month.
• The analysts also state that many new jobs were lost as small businesses failed and those people reentered the labor force.
• The labor force participation rate held at 62.4 percent. This rate is calculated by dividing the sum of all workers employed or actively looking for a job by the working-age population. It also fluctuates due to people taking a second job to meet ends.
• Many people were resigning to pursue new career paths due to perceived health risks, the desire for more remote work, and a better work-life balance. New technology-based jobs are affecting this trend, which now seems to be reversing, especially in larger firms.
• For those under $50K, there is even some incentive not to work and collect benefits, contributing to the current unemployment rate.
• The lower end of the job market has benefited the most from this trend, with higher starting pay rates competing for the lack of workforce. Jobs starting in the mid to upper $20 per hour are already being offered.

New Jersey Job Front:

• Statewide, we saw a decrease in new jobs of 23% in 2023.
• So far in 2024, NJ has seen a decline of 67%
• The unemployment rate in NJ for October was 4.6%, still quite a bit above the national rate.
• NJ has gained about 25,300 YTD through September of 2024 compared to 76,000 the prior year.
• Job losses are still prevalent in the construction, food services, and accommodations industries. Retail and wholesale trade are also experiencing a downturn in some states. Even health care, social assistance, and manufacturing are shedding workers.
• NJ was hit harder than most states in the early months of the pandemic, but it has made a remarkable recovery since then.
• It should be noted that the numbers of jobs in New Jersey run a month behind national ones.

Rental Market Trends:

• Rental prices in New Jersey continued to increase in 2024, with a year-over-year average of just under 3%. They are currently averaging just over $2,400 per unit. However, recent data shows a slight decrease in these prices.
• The vacancy rate in central New Jersey is currently at 4.8%, indicating an increase in rental supply and leading to a decrease in rental prices.
• The rental market typically includes low-end buyers who opt to rent due to a shortage of available inventory. However, the recent constraints in the mortgage market have also contributed to the increase in this sector.

New Jersey Foreclosures:

• NJ’s delinquency rate (more than 90 days past due) has decreased, which is a positive development.
• NJ’s current foreclosure rate remains low at 1.1%.
• Nationally, $11 trillion in equity is needed to protect homeowners during a potential recession.
• The average FICO score of mortgage holders is over 750, higher than during the 2008 financial crisis.
• A slowdown and recession could still cause job losses and put mortgages at risk.
• A housing bust is not predicted to occur since there is a lot of positive equity in houses, thanks to recent appreciations.

Real Estate Market Recap

Forecast:

• The COVID-19 pandemic seems to be over (with only minor flare-ups).
• Supply chain shortages have affected inflation, and concerns remain that undersupply could cause further price increases.
• The consumer price index, which rose by .3% in November, continues to cause havoc on auto, finished goods, and energy pricing and is the enemy of long-term interest rates.
• Mortgage rates have reversed their 3Q24 pullback and are now back in the 7% range.
• The local inventory accumulates primarily in the more expensive price ranges, and the housing affordability index has increased slightly (based on wages, rates, and home prices). As a result, mortgage payments now have an all-time high gross percentage (which slows spending in other sectors).
• Due to COVID-19 and recent unrest in NYC, interest in living in more suburban counties such as Hunterdon and Somerset has disappeared. In fact, many companies now require more on-site presence, reversing the move westward.
• Retailing and using vacant industrial space will transform to meet the new altered demands and lifestyles.
• The local market will have to adapt to the new suburban renaissance regarding where people will work and what they need to adapt.
• The lingering question has been, “Can we keep this momentum up with low to slightly rising inventory?” as predictions for slower sales and price increases in 2024 have already been made. Price increases were about an 11% increase in 2023 and 6 to 7% in 2024 in NJ.
• Days on the market in our area have risen over the past month, showing that buyers are becoming less active during the winter months.
• However, change will result in a trend towards a more normalized environment if inventory continues to come onto the market and first-time buyer fatigue continues.
• Younger (millennial) buyers are coming of age in the pipeline for at least the next four to five years, which will continue to put more demand on the first-time buyer market, usually under $400K.
• Housing markets are adding much of the new inventory at higher price points, normalizing those results. Change usually happens from the top down and from east to west.
• In a nutshell, 2024 will finish much like 2023, with a little more inventory and about the same rates.

This is substantial information, and the situation is evolving daily. Nevertheless, it appears to be moving in a positive direction for now. If you require further clarification or have any concerns about how this could impact your circumstances, please don’t hesitate to contact me at (908) 304-4660. I’m always available to chat and assist you in gaining a better understanding.

Note: Joe Peters of Coldwell Banker Residential Brokerage presents this information as a public service. Although reasonable care has been taken to provide this information, it is advised that you seek the guidance of a professional sales agent and avoid making any decisions solely based on my views, gathered trends, and statistics. I am not responsible for any consequences of using this data.

If you have any questions or would like to talk out your situation, please call 908-304-4660

Home Prices Forecast To Climb over the Next 5 Years [INFOGRAPHIC]

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