The Monmouth County single-family home market in September 2026 is a seller's market cooling into fall, with a median sold price of $790,000 — down 2.47% from August — homes selling in a median of 23 days (up from 21), and a list-to-sale ratio of 100.73%, the thinnest over-ask cushion since February. Both sides of the market stepped back at once: 527 single-family homes closed (down 12%), pending contracts fell 9.7% to 955, and active inventory dropped 3.7% to 1,492 — which is why months of supply actually tightened to 2.96. The median estimated home value stands at $873,240, up 5.08% year-over-year.

Data source: Realtors Property Resource (RPR), September 30, 2026 (estimated values as of October 31, 2026). Single-Family Residence only, Monmouth County, NJ.

Key Market Statistics — September 2026 (Single-Family Residence)

†RPR's valuation model updates on a different cycle than its sales data; estimated value reflects October 31, 2026 vs. September 30. Figures marked ~ are August baselines back-calculated from RPR's own reported month-over-month change (RPR restates trailing months as late closings are recorded). RPR's September report did not publish an aggregate closed $/sqft figure; it shows new-listing and pending $/sqft instead. Source: Realtors Property Resource (RPR). Estimated values are model-generated, not formal appraisals.

Market Analysis — What the Numbers Mean

For single-family sellers:

The headline number to watch this month isn't the median price — it's the list-to-sale ratio. At roughly 102.3% in August, a home listed at $790,000 would typically close around $808,000. At September's 100.73%, that same home closes around $796,000. That's about $12,500 of overbid premium that evaporated in one month. Think of it like the tide going out: the boats haven't run aground — the median sold price is still up 3.81% year-over-year — but the water level that lifted almost every listing above asking this spring has receded. The recent closings bear that out: of 10 sampled late-October sales, 7 closed below list, including a $4.55 million Deal home 8.98% under ask after 48 days and homes in Union Beach (94 days) and Neptune (87 days) that sat long and closed under list. New sellers haven't fully adjusted yet — September's new listings came to market at a $819,950 median, up 5.1% — and pricing into a softening market is how a listing ends up chasing it.

For single-family buyers:

This is the most negotiating room buyers have had since winter. A 23-day median DOM, a list-to-sale ratio just above 100%, and a closed sample where most homes sold under ask all point the same way: offers at or below list are getting accepted again on homes that have been on the market a few weeks. But don't confuse "cooler" with "buyer's market" — months of supply at 2.96 is still under the 3-month line, because inventory fell right alongside sales. Correctly priced homes still move: 28 Hiawatha Ave in Oceanport closed in 9 days at 3.7% over ask, and 507 15th Ave in Belmar closed in 17 days essentially at asking. Your leverage is greatest on the listings that have already sat.

The PSA perspective on the list-price gap:

The gap between the median active list price ($850,000) and the median sold price ($790,000) is now $60,000 — down from $79,450 in July. That narrowing is healthy, and it came from the right direction: active list prices fell 2.19% this month as sellers already on the market adjusted. The mixed signal is at the front of the pipeline. Homes going under contract carried a median list price of $849,000 (up 2.3%), suggesting the pending mix is tilting toward higher-priced homes — a mix effect, not proof prices are rising. Meanwhile, pending volume fell 9.7% to 955, which points to fewer closings in October. Think of pending contracts as the pipeline feeding next month's closed numbers: the pipe is narrower, but what's in it skews pricier.

3-Year Price Trend — Single-Family Residence

Monmouth County SFR median values at multiple time horizons — Source: RPR, 9/30/2026 (estimated value 10/31/2026)

Source: Realtors Property Resource (RPR) Market Snapshot, 9/30/2026 (estimated value updated 10/31/2026). 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 rising 30.97% and 62.84% over those windows 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 11 Months)

Active listing inventory vs. closed sales volume, Monmouth County SFR. Source: RPR MLS data, 9/30/2026.

RPR's Total Sales & Active Listings chart covers 11 months this cycle (Nov 2025–Sep 2026). Active listing counts are end-of-month snapshots rounded by RPR to the nearest ten; they track closely but not identically with the Active SFR Listings figure in the Key Market Statistics table (1,492 for September). RPR has restated prior months as late closings were recorded — July now reads 594 (581 at the time of our July report) and June 608 (previously 606). Inventory peaked in July and has declined for two straight months.

Sample of Closed Single-Family Transactions — Late October 2026

Median closed price from this sample: $762,000. Median $/sqft: $408. Median days on market: 46. Only 3 of 10 sold above ask. (Small sample of the most recent closings; countywide September median sold price is $790,000.)

Source: RPR Market Activity report / MLS, pulled 11/2/2026. Closed dates 10/30/2026–11/2/2026 — these are the 10 most recent single-family closings at the time of the pull, so they fall after the September reporting period and offer an early read on October. List-to-sale ratio as reported by RPR. $/sqft based on living area reported in MLS. Year built not reported for 427 Central Ave.

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