Essex County Housing Market Tightens Further: Only 910 Active Listings Countywide, Homes Selling at 109% of List Price

If you have been trying to buy a home in Essex County this summer, you have probably already felt it: inventory is incredibly tight, and competition is fierce. Now the numbers back it up. As of August 1, 2026, Essex County had just 910 active listings across all property types, making it the tightest housing market among the three largest North Jersey counties (Bergen had 2,103 active listings and Hudson had 1,250 by comparison). Homes are selling at an average of 109% of list price, and buyers are paying roughly $68,000 over asking on a median-priced home.

The numbers behind the market

The latest data from the Northern New Jersey luxury market report paints a clear picture of just how competitive Essex County has become:

910 active listings countywide as of August 1, 2026, the lowest supply level in the region
109% sale-to-list ratio, meaning most homes are selling above asking price
~$68,000 over asking on a median-priced home around $750,000
13.7% year-over-year price growth for single-family homes in Essex County as of March 2026
1.9 months of supply for single-family homes, well below the 6-month mark that signals a balanced market

To put this in perspective, a balanced market typically has 5 to 6 months of inventory. At 1.9 months, Essex County is firmly in seller's market territory, and the gap between supply and demand continues to narrow.

What this means for buyers

If you are looking to buy a home in Essex County right now, here is what you need to know:

Be prepared to move fast. Homes in hot ZIP codes like Montclair's 07042 are selling in an average of 18 days. Hesitating for even a few days can mean missing out on a property.
Get pre-approved before you start looking. In a market where multiple offers are the norm, a pre-approval letter from a local lender shows sellers you are serious and ready to close.
Work with an agent who knows the local market. In a tight market, the best homes often sell before they hit the public listings. An agent with local connections can help you hear about off-market opportunities and act quickly when something comes up.
Be strategic about your offer. Over-asking is the norm right now, but that does not mean every home will sell for 10% or more above list. Your agent can help you understand what a specific property is likely to fetch based on recent comparable sales.
Consider expanding your search. If you are focused on a single town, expanding to nearby towns can open up more options. Bloomfield, for example, offers more inventory and a slightly lower price point than Montclair, while still providing excellent commuter access and community amenities.

What this means for sellers

For sellers, the current market conditions are about as favorable as they get. Low inventory, high buyer demand, and strong price appreciation mean you are in the driver's seat. But that does not mean you can skip the preparation:

Pricing still matters. Even in a hot market, overpricing can backfire. A home that sits for 30 days in a market where most homes sell in under 20 days raises questions. Price it right from the start to maximize your return.
Presentation still counts. With buyers paying a premium, they expect a home that is move-in ready. Staging, decluttering, and addressing minor repairs before listing can help you command top dollar.
Be ready for a quick sale. In this market, you could go from listing to accepted offer in a matter of days. If you are selling and buying at the same time, make sure you have a plan for your next move before you list.

Town-by-town snapshot

While the countywide numbers tell one story, conditions vary significantly by town. Here is a quick look at how some of the key Essex County markets are performing:

Montclair: Median sale prices of $975K to $1.4M depending on the ZIP code. Homes sell at 122% of list price on average, with only 1.6 months of inventory. The 07042 ZIP was ranked #2 hottest place to buy a home in America in August 2026.
Bloomfield: Median sale price around $565K, with prices up 5% year-over-year. Homes spend an average of 34 days on market, offering a slightly more manageable pace than Montclair while still seeing strong demand.
West Orange: Saw 7 to 16 sales per week in early August, with top-tier homes commanding over $1M. The market remains competitive as the township navigates development pressures and school budget challenges.
South Orange/Maplewood: Median sale prices above $1M in South Orange, with strong demand from NYC-area relocators drawn to the walkable downtowns and commuter rail access.
Glen Ridge: Median sale prices at 126% of list price with just 12 to 16 days on market, reflecting the town's small inventory and high desirability.

Why inventory is so tight

Several factors are keeping inventory low in Essex County:

Interest rate lock-in. Many homeowners who locked in low mortgage rates in 2020-2022 are reluctant to sell and trade up to a higher-rate mortgage, reducing the supply of homes coming to market.
Strong demand from NYC relocators. Essex County continues to attract buyers from New York City and Hudson County who are looking for more space, good schools, and commuter rail access. This demand shows no signs of slowing.
Limited new construction. While there are significant development projects underway in Bloomfield, Montclair, and West Orange, new construction is not keeping pace with demand, particularly for single-family homes.
Aging-in-place trends. More homeowners are choosing to age in place and renovate rather than sell, which further reduces the available inventory of existing homes.

The bottom line

With only 910 active listings countywide and homes selling at 109% of list price, Essex County remains one of the most competitive housing markets in the state. For buyers, the key is preparation, patience, and working with someone who knows the local landscape. For sellers, the conditions are favorable, but smart pricing and presentation still matter.

I am watching these numbers closely and will continue to update this story as the market evolves. If you are thinking about buying or selling in Essex County and want to talk through what the current market means for your specific situation, I would love to hear from you.