Monmouth County Housing Market Report | July 2026
Archived Report: This is the July 2026 snapshot of the Monmouth County single-family market report. For current data, visit our Local Market Reports page, which updates monthly.
Skove Real Estate Team • eXp Realty • Red Bank, NJ • NJShoreRealtors.com
Monmouth County Single-Family Home Market Report
The Monmouth County single-family home market in July 2026 is a seller's market that's moderating, with a median sold price of $798,000 — down 2.33% from June — homes selling in a median of 20 days (up from 16), and a list-to-sale ratio of 101.92%. With 2.98 months of inventory (still under the 3-month balanced-market threshold) and a median estimated home value of $869,460 (up 6.5% year-over-year), July shows the first real cooling since spring: 581 single-family homes closed, down 4.1% from June — while sellers, notably, kept asking for more, with active and new-listing prices both rising.
Data source: Realtors Property Resource (RPR), July 31, 2026. Single-Family Residence only, Monmouth County, NJ.
Why Single-Family Data Tells a Different Story
The county-wide median sold price (all property types combined) is lower than the single-family figure. If you own or are buying a single-family home, the blended countywide number undercounts your market. Think of it like a batting average: the county-wide figure includes every property type in the lineup. This report isolates the data that actually applies to single-family home sellers and buyers.
Key Market Statistics — July 2026 (Single-Family Residence)
| Metric | July 2026 | June 2026 | Month-over-Month |
|---|---|---|---|
| Median Sold Price (SFR) | $798,000 | $815,000 | ↓ 2.33% |
| Median Estimated Home Value | $869,460 | $861,420 | ↑ 0.93% |
| Median Active List Price | $877,450 | $889,000 | ↑ 2.1%* |
| Median Days on Market (Sold) | 20 days | 16 days | ↑ 25% (slower) |
| List-to-Sale Price Ratio | 101.92% | 102.37% | ↓ 0.6% |
| Months of Supply | 2.98 months | 2.57 months | ↑ 6.05% (still seller's market) |
| Active SFR Listings (County) | 1,496 | 1,320 | ↑ 5.2% |
| Closed Sales (July 2026) | 581 | 606 | ↓ 4.1% |
| New Listings (July 2026) | 864 | 874 | ↓ 0.1% |
| New Pending (July 2026) | 563 | 679 | ↓ 9.8% |
| Median Closed $/sqft | $399/sqft | $408/sqft | ↓ 2.2% |
| 12-Month Value Change | +6.5% • $816,410 → $869,460 • +$53,050 | ||
| 36-Month Value Change | +22.53% • $709,600 → $869,460 • +$159,860 | ||
*RPR restates trailing-month baselines as late-reported closings come in; this row's MoM% is calculated against RPR's own current-month recalculation of June, not the figure originally published in June's report. Source: Realtors Property Resource (RPR), July 31, 2026. Estimated values are model-generated, not formal appraisals.
Market Analysis — What the Numbers Mean
For single-family sellers:
July is the first month since spring where nearly every buyer-side metric moved in buyers' favor: days on market up 25%, sold price down 2.33%, list-to-sale ratio down slightly, and closings down 4.1% from June's strong pace. But don't mistake this for a market turn — months of supply at 2.98 is still under the 3-month line that separates a seller's market from balanced. And sellers themselves kept pushing: median list price on new listings ($845,500) and active inventory ($877,450) both rose in July, even as sold price fell. That's a real risk worth naming plainly — pricing to where the market was in June, not where it's closing today, is how homes end up sitting.
For single-family buyers:
This is the most breathing room buyers have had in months. A slower 20-day median DOM and a softer list-to-sale ratio mean more room to negotiate than June offered — but supply is still tight by any historical standard, and "moderating seller's market" is a long way from "buyer's market." Pricing still separates the fast closings from the slow ones: 5 Emmons Ct in Marlboro closed in 6 days at 3.53% over ask, while a historic Ocean Grove home took 63 days and sold under asking. Correctly priced homes are still moving quickly — overpriced ones are sitting.
The PSA perspective on the list-price gap:
The median active list price ($877,450) is now $79,450 above the median sold price ($798,000) — and unlike June, this month's new listings aren't undercutting that gap. New listings came to market at $845,500 median, which sits above the sold median rather than below it, the reverse of June's pattern. That's sellers testing the top of a market that just showed its first signs of cooling. It's not necessarily a mistake — well-priced homes are still moving in single-digit days — but it raises the stakes on getting the number right the first time. In a moderating market, a listing that opens too high doesn't get a second first week.
Mansion Tax Note: For transactions at or above $1,000,001 — common in Colts Neck, Rumson, Middletown, Sea Girt, and other higher-price markets — New Jersey's Mansion Tax (P.L. 2025, c. 69, effective July 10, 2025) shifted from a flat 1% buyer-paid fee to a graduated seller-paid rate: 1% from $1M–$2M, 2% from $2M–$2.5M, 2.5% from $2.5M–$3M, 3% from $3M–$3.5M, and 3.5% above $3.5M — applied to the full purchase price, not just the amount above each threshold. On this month's $3,600,000 Sea Girt closing in the sample below, the seller's Mansion Tax obligation lands in the top bracket at approximately $126,000. Factor this into your net proceeds calculation before listing, not after an offer arrives.
3-Year Price Trend — Single-Family Residence
Monmouth County SFR median values at multiple time horizons — Source: RPR, 7/31/2026
| Metric | Current (Jul 2026) | 12 Months Ago | Change | 36 Months Ago | Change |
|---|---|---|---|---|---|
| Median Est. Home Value | $869,460 | $816,410 | +6.5% | $709,600 | +22.53% |
| Median Sold Price | $798,000 | $765,000 | +4.31% | $690,000 | +15.65% |
| Median Sold Price (24-month) | $798,000 | $736,250 | +8.39% | — | — |
Source: Realtors Property Resource (RPR) Market Snapshot, 7/31/2026. Estimated values are model-generated, not formal appraisals. Median List Price's 24- and 36-month figures are omitted from this report — RPR's own data shows list price roughly doubling over that window while sold price and estimated value moved a fraction as much, consistent with a change in RPR's list-price data source in mid-2024 rather than a real market shift.
Monthly Sales Activity — Single-Family (Last 12 Months)
Active listing inventory vs. closed sales volume, Monmouth County SFR. Source: RPR MLS data, 7/31/2026.
| Month | Active Listings | Closed Sales | Month | Active Listings | Closed Sales |
|---|---|---|---|---|---|
| Aug 2025 | ~1,470 | 569 | Feb 2026 | ~960 | 288 |
| Sep 2025 | ~1,470 | 556 | Mar 2026 | ~1,130 | 362 |
| Oct 2025 | ~1,420 | 524 | Apr 2026 | ~1,250 | 366 |
| Nov 2025 | ~1,250 | 431 | May 2026 | ~1,350 | 447 |
| Dec 2025 | ~1,060 | 534 | Jun 2026 | ~1,420 | 606 |
| Jan 2026 | ~1,010 | 357 | Jul 2026 | ~1,500 | 581 |
Active listing counts are end-of-month snapshots from RPR's Total Sales & Active Listings chart series, which runs slightly different from the Active SFR Listings figure used in the Key Market Statistics table above (1,496 for July) — both are RPR series, tracking closely but not identically. Closed sales figures sourced from RPR bar chart data and may be subject to revision as transactions finalize.
Sample of Closed Single-Family Transactions — July 2026
Median closed price from this sample: $1,179,000. Median $/sqft: $407. (Sample of 10 skews toward higher-priced properties; countywide July median sold price is $798,000.)
| Property | Closed Price | $/sqft | Sqft | DOM | List:Sale / Note |
|---|---|---|---|---|---|
| 68 Periwinkle Cir, Tinton Falls 4/3 • 2,650 sqft • Built 1997 |
$1,126,000 | $425 | 2,650 | 11 | ↑ 12.61% — over ask, 11 days |
| 147 Webb Ave, Ocean Grove 4/2 • 1,520 sqft • Built 1921 |
$729,500 | $480 | 1,520 | 63 | ↓ 1.29% — historic home, extended market time |
| 5 4th Ave, Sea Girt 5/4 • 2,904 sqft • Built 1950 |
$3,600,000 | $1,240 | 2,904 | 8 | ↑ 2.86% — oceanside premium, moved in 8 days |
| 14 Belfast Ave, Hazlet 4/3 • 2,158 sqft • Built 1965 |
$700,000 | $324 | 2,158 | 22 | ↑ 0.14% — essentially at asking |
| 27 Carrs Tavern Rd, Millstone Twp. 5/6 • 4,271 sqft • Built 2000 |
$1,375,000 | $322 | 4,271 | 20 | No ratio — large estate lot, 4.09 acres |
| 138 Church St, Belford 5/3 • 2,327 sqft • Built 1913 |
$775,000 | $333 | 2,327 | 11 | ↑ 14.81% — over ask, 11 days |
| 86 Colonial Dr, Tinton Falls 4/3 • 2,249 sqft • Built 1990 |
$930,000 | $414 | 2,249 | 14 | ↑ 16.4% — strong demand, over ask |
| 2 Constitution Dr, Leonardo 5/4 • 3,172 sqft • Built 1982 |
$1,400,000 | $441 | 3,172 | 28 | ↑ 16.68% — best list:sale in this sample |
| 2 Doctors Crk, Millstone Twp. 5/5 • 4,680 sqft • Built 2005 |
$1,570,000 | $335 | 4,680 | 21 | ↓ 0.95% — large luxury home, priced near market |
| 5 Emmons Ct, Marlboro 5/4 • 3,070 sqft • Built 1990 |
$1,232,000 | $401 | 3,070 | 6 | ↑ 3.53% — fastest closing in this sample |
Source: RPR Market Activity report / MLS. Closed dates 8/7/2026–8/10/2026 (trailing 30 days as of the RPR pull date, spanning late July into early August). List:Sale ratio calculated where available. $/sqft based on living area reported in MLS.
Frequently Asked Questions
What is the median single-family home price in Monmouth County right now?
The median sold price for a single-family home in Monmouth County as of July 2026 is $798,000 — down 2.33% from June. The median estimated home value countywide is $869,460, up 6.5% year-over-year. Note that all-property figures (including condos and townhomes) show a lower blended median; single-family homes command a meaningful premium in this market.
How long does it take to sell a single-family home in Monmouth County?
Single-family homes in Monmouth County are selling in a median of 20 days as of July 2026, up 25% from June's 16 days. Correctly priced homes still move fast: 5 Emmons Ct in Marlboro closed in 6 days, and closings in Tinton Falls and Belford each moved in 11 days. Homes that linger — like a 63-day Ocean Grove closing — typically launched overpriced or faced condition factors.
Are single-family homes in Monmouth County selling over asking price?
On average, yes, though by a narrower margin than June. The list-to-sale ratio for single-family homes in July 2026 is 101.92%, down from June's 102.37%. Of 10 sampled closings, 7 sold above ask — led by 2 Constitution Dr in Leonardo at 116.68% of list, 86 Colonial Dr in Tinton Falls at 116.4%, and 138 Church St in Belford at 114.81%. Two sold below ask, including a historic Ocean Grove home that sat 63 days.
Is it a seller's or buyer's market for single-family homes in Monmouth County?
It remains a seller's market, but the edge softened in July. With 2.98 months of supply (still under the 3-month balanced-market threshold), a 101.92% list-to-sale ratio, and a 20-day median DOM, sellers still hold the advantage — but every one of those figures moved toward buyers compared to June. Inventory has risen steadily since February's winter low of roughly 960 active listings and 288 closings, and now sits at its highest point of 2026.
How much have single-family home values increased in Monmouth County?
Monmouth County single-family home values have appreciated 6.5% year-over-year and 22.53% over the past three years as of July 2026. In dollar terms, the median estimated value has risen from $709,600 three years ago to $869,460 today — a gain of approximately $159,860. The median sold price has increased from $690,000 to $798,000 over the same period, a gain of roughly $108,000.
What is a good price per square foot for a single-family home in Monmouth County?
Based on July 2026 closed transactions, the median price per square foot for single-family homes in Monmouth County is approximately $399, down slightly from June's $408. $/sqft ranges widely: an oceanside Sea Girt home commanded $1,240/sqft, while a large Millstone Township estate on 4+ acres closed at $322/sqft. Price per square foot is a useful benchmark but should never be the primary basis for pricing or offers — location, condition, and lot size drive most of the variance.
What is the housing market like in Monmouth County in late summer 2026?
Monmouth County's single-family housing market in late summer 2026 is moderating after an unusually strong June. July posted 581 closings, down 4.1% from June's 606, while median sold price eased to $798,000 and homes took 20 days to sell versus June's 16. At the same time, sellers kept pushing prices higher — active and new-listing medians both rose — suggesting confidence hasn't broken, just cooled. It remains a seller's market by every standard metric, just a less lopsided one than a month ago.
Know What Your Home Is Worth in This Market
July's data confirms pricing precision matters more now than it did in June. The gap between a correctly priced listing and an overpriced one is the difference between offers in week one and a price reduction in week five. Ryan Skove has closed over 750 transactions and $500M in Monmouth County real estate — and knows exactly where your home lands in this data.
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