Skove Real Estate Team • eXp Realty • Red Bank, NJ • NJShoreRealtors.com
Red Bank Single-Family Home Market Report
The Red Bank single-family home market in July 2026 is a tight seller's market — and one running hotter than Monmouth County as a whole. With a median sold price of $787,500, homes selling in a median of 16 days, and a list-to-sale ratio of 105.82%, Red Bank sellers are seeing stronger results than the countywide average in every category. Months of supply sits at just 1.43 — less than half the county's 2.98 — and the median estimated home value of $926,450 is up 6.1% year-over-year. Thirty single-family homes closed in July across this compact, in-demand downtown market.
Data source: Realtors Property Resource (RPR), July 31, 2026. Single-Family Residence only, Red Bank, NJ.
Why Single-Family Data Tells a Different Story
Red Bank's blended median sold price (all property types, including its large downtown condo and townhome inventory) reads lower than the single-family figure. If you're buying or selling a single-family home here, that blended number undercounts your market — and so does the Monmouth County figure, which pools Red Bank in with 52 other municipalities. Think of it like a batting average: broader figures include every property type and every town in the lineup. This report isolates the data that actually applies to Red Bank single-family sellers and buyers — and this month, Red Bank's own numbers are notably stronger than the county's.
Key Market Statistics — July 2026 (Single-Family Residence)
| Metric | July 2026 | June 2026 | Month-over-Month |
|---|---|---|---|
| Median Sold Price (SFR) | $787,500 | $680,500 | ↑ 15.72%* |
| Median Estimated Home Value | $926,450 | $904,570 | ↑ 2.42% |
| Median Active List Price | $885,000 | ~$770,150 | ↑ 14.9% |
| Median Days on Market (Sold) | 16 days | — | Not reported by RPR this cycle |
| List-to-Sale Price Ratio | 105.82% | ~103.5% | ↑ 2.19% |
| Months of Supply | 1.43 months | — | Not reported by RPR this cycle • ↓21% over 12 months |
| Active SFR Listings (Red Bank) | 33 | 33 | 0% (flat) |
| Closed Sales (July 2026) | 30 | 32 | ↓ 6.3% |
| New Listings (July 2026) | 32 | ~27 | ↑ 18.5% |
| New Pending (July 2026) | 46 | ~56 | ↓ 17.9% |
| Median Closed $/sqft | $469/sqft | ~$480/sqft | ↓ 2.3% |
| 12-Month Value Change | +6.12% • $873,000 → $926,450 • +$53,450 | ||
| 36-Month Value Change | +30.71% • $708,770 → $926,450 • +$217,680 | ||
*With roughly 30 closings a month, Red Bank's median sold price is far more volatile than the county's 581-closing sample — a handful of higher- or lower-priced homes closing in a given month can swing the median well beyond what's happening to true market value. The Median Estimated Home Value row is the steadier read on appreciation. June comparison figures marked "~" are calculated from RPR's own reported month-over-month percentages, not independently re-verified against June's original 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:
Red Bank is the standout this month. A 105.82% list-to-sale ratio and 1.43 months of supply put it well ahead of the county's 101.92% and 2.98 months — this is a genuinely tighter, hotter micro-market than the countywide picture suggests. Active inventory held flat at exactly 33 homes month-over-month, meaning nothing meaningfully new is coming online to relieve the pressure. The active median list price ($885,000) sits $97,500 above the sold median ($787,500), and new listings are coming to market at $837,000 — closer to the aspirational active number than to what's actually closing. That gap is wider than ideal, but the 105.82% list-to-sale ratio on closed sales says buyers are still bidding well-positioned homes up past asking regardless. The lesson: aggressive pricing is being tolerated here in a way it isn't countywide, but it's not unlimited — the one closing that sat 75 days ultimately sold under ask.
For single-family buyers:
Red Bank offers less room to negotiate than almost anywhere else in the county right now. At a 16-day median DOM and a 105.82% list-to-sale ratio, well-priced homes are gone quickly and often for more than asking — 30 Basswood Ct closed in 8 days at 33.33% over list. The exceptions are informative: homes that sit past 45-60 days, like a 75-day closing on Windward Way, are the ones where buyers actually have leverage. In this market, patience pays off only on the listings other buyers have already passed on.
The PSA perspective on the list-price gap:
The $97,500 gap between Red Bank's active list median ($885,000) and its sold median ($787,500) is proportionally wider than the county's ($79,450). Some of that is Red Bank's small sample size doing what small samples do — a few ambitious listings can move the active median meaningfully. But it's also a real signal: with only 33 active listings and 32 new ones this month, sellers here have less competitive pressure to price conservatively than in a deeper market. For sellers, that's an opportunity to test the top of the range — provided the home is genuinely positioned to justify it, since the 75-day, below-ask sale on Windward Way shows the ceiling is real.
Mansion Tax Note: For transactions at or above $1,000,001 — increasingly common in Red Bank as more new construction and renovated homes cross the $1M line — 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. On this month's $2,125,000 new-construction closing at Clifford Graves Ct, the seller's Mansion Tax obligation lands at approximately $42,500 (the 2% bracket). Four of this month's 10 sampled Red Bank closings crossed the $1M threshold — factor this into net proceeds before listing, not after an offer arrives.
3-Year Price Trend — Single-Family Residence
Red Bank 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 | $926,450 | $873,000 | +6.12% | $708,770 | +30.71% |
| Median Sold Price | $787,500 | $505,000 | +55.94%* | $601,500 | +30.92% |
*Treat this 12-month sold-price figure with real caution — at roughly 30 closings a month, Red Bank's median is sensitive to which specific homes happened to close, and a 56% swing almost certainly overstates true appreciation. The Median Est. Home Value row (+6.12% over 12 months) is the more reliable trend line. Median List Price's 24- and 36-month figures are omitted entirely — RPR's own data shows Red Bank list price roughly doubling from a flat ~$449,900 baseline that held for years, consistent with a change in RPR's list-price data source in mid-2024 rather than a real market shift. Source: Realtors Property Resource (RPR) Market Snapshot, 7/31/2026.
Monthly Sales Activity — Single-Family (Last 12 Months)
New listings vs. closed sales volume, Red Bank SFR. Source: RPR MLS data, 7/31/2026.
| Month | New Listings | Closed Sales | Month | New Listings | Closed Sales |
|---|---|---|---|---|---|
| Aug 2025 | 35 | 22 | Feb 2026 | 22 | 8 |
| Sep 2025 | 32 | 30 | Mar 2026 | 35 | 12 |
| Oct 2025 | 43 | 27 | Apr 2026 | 42 | 10 |
| Nov 2025 | 28 | 20 | May 2026 | 42 | 20 |
| Dec 2025 | 27 | 30 | Jun 2026 | 33 | 32 |
| Jan 2026 | 27 | 18 | Jul 2026 | 33 | 30 |
Sourced from RPR's Total Sales & Active Listings chart series for Red Bank. Note the winter trough — February 2026 saw just 8 closings against 22 new listings, the low point of the year; July's 30 closings against 33 new listings reflects the summer market at close to full strength. Closed sales figures may be subject to revision as transactions finalize.
Sample of Closed Single-Family Transactions — July 2026
Median closed price from this sample: $1,100,000. Median $/sqft: $524. (Sample of 10 skews toward higher-priced properties per the $650K+/3+ bed filter; countywide July median sold price is $798,000, Red Bank's overall July median is $787,500.)
| Property | Closed Price | $/sqft | Sqft | DOM | List:Sale / Note |
|---|---|---|---|---|---|
| 54 Half Mile Rd 4/3 • 2,262 sqft • Built 1961 |
$915,000 | $405 | 2,262 | 20 | ↑ 14.39% — over ask, 20 days |
| 40 Princeton St 3/2 • 1,551 sqft • Built 1963 |
$895,000 | $577 | 1,551 | 7 | ↑ 13.29% — over ask, 7 days |
| 35 Half Mile Rd 4/3 • 2,684 sqft • Built 1963 |
$1,700,000 | $633 | 2,684 | 30 | ↑ 13.71% — top $/sqft in this sample |
| 65 Alexander Dr 4/3 • 2,845 sqft • Built 1950 |
$1,325,000 | $466 | 2,845 | 12 | ↑ 10.88% — over ask, 12 days |
| 177 Navesink River Rd 3/2 • 1,360 sqft • Built 1948 |
$770,000 | $566 | 1,360 | 9 | ↑ 14.75% — over ask, 9 days |
| 8 W Lake Rd 3/2 • 1,674 sqft • Built 1950 |
$875,000 | $523 | 1,674 | 12 | ↑ 13.65% — over ask, 12 days |
| 1 Clifford Graves Ct 5/6 • 4,000 sqft • Built 2025 |
$2,125,000 | $531 | 4,000 | 15 | No ratio — new construction, highest price in sample |
| 64 Hudson Ave 3/4 • 2,850 sqft • Built 2025 |
$1,499,900 | $526 | 2,850 | 49 | No ratio — new construction, 49 days |
| 46 Windward Way 3/3 • 2,585 sqft • Built 1998 |
$999,999 | $387 | 2,585 | 75 | ↓ 16.6% — slowest closing in this sample, sold under ask |
| 30 Basswood Ct 5/3 • 2,714 sqft • Built 1974 |
$1,200,000 | $442 | 2,714 | 8 | ↑ 33.33% — best list:sale in this sample |
Source: RPR Market Activity report / MLS. Closed dates 7/17/2026–8/6/2026 (trailing 30 days as of the RPR pull date). 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 Red Bank right now?
The median sold price for a single-family home in Red Bank as of July 2026 is $787,500 — up 15.72% from June. With only about 30 closings a month, Red Bank's median swings more than the county's; the median estimated home value, a steadier read, is $926,450, up 6.1% year-over-year. As with countywide data, blended figures including condos and townhomes run lower than the single-family number.
How long does it take to sell a single-family home in Red Bank?
Single-family homes in Red Bank sold in a median of 16 days in July 2026 — four days faster than Monmouth County's 20-day median the same month. Correctly priced homes move fastest: 30 Basswood Ct closed in 8 days at 33.33% over ask, and 40 Princeton St closed in 7 days at 13.29% over ask. Homes that linger, like a 75-day closing on Windward Way that ultimately sold under ask, typically launched overpriced.
Are single-family homes in Red Bank selling over asking price?
Yes, decisively. The average list-to-sale ratio for single-family homes in Red Bank in July 2026 is 105.82% — well above Monmouth County's 101.92% the same month. Of 10 sampled closings, 7 sold above ask, led by 30 Basswood Ct at 133.33% of list and 177 Navesink River Rd at 114.75%. Only one sold meaningfully under ask; two new-construction sales had no comparable list price.
Is it a seller's or buyer's market for single-family homes in Red Bank?
It's a tight seller's market — tighter than Monmouth County overall. Red Bank has just 1.43 months of supply, less than half the county's 2.98, alongside a 105.82% list-to-sale ratio and a 16-day median DOM. While the broader county showed its first signs of cooling in July, Red Bank did not follow — inventory is essentially flat and homes are still commanding real premiums.
How much have single-family home values increased in Red Bank?
Red Bank's median estimated single-family home value has risen 6.1% over the past 12 months and 30.71% over the past three years, from $708,770 to $926,450 today — a gain of about $217,680. The median sold price figure moves more erratically month to month given Red Bank's small monthly sample size (roughly 30 closings), so the estimated-value trend is the more reliable read on true appreciation.
What is a good price per square foot for a single-family home in Red Bank?
Based on July 2026 closed transactions, the median price per square foot for single-family homes in Red Bank is $469, down 2.3% from June. It ranges widely: a 75-day, below-ask closing on Windward Way came in at $387/sqft, while a fully renovated Half Mile Rd home closed at $633/sqft. Price per square foot is a useful sanity check, never a substitute for a full comparative market analysis.
What is the housing market like in Red Bank in late summer 2026?
Red Bank's single-family market in late summer 2026 is running hotter than the county it sits in. While Monmouth County broadly is showing its first cooling signs of the year, Red Bank posted a 105.82% list-to-sale ratio, a 16-day median DOM, and just 1.43 months of supply — all stronger than the county average. Thirty single-family homes closed in July, and well-priced listings are still drawing competitive offers within the first two weeks.
Know What Your Red Bank Home Is Worth
Red Bank is outperforming the county this month — a 105.82% list-to-sale ratio and 1.43 months of supply mean well-priced homes are moving fast and drawing real competition. Ryan Skove has closed over 750 transactions and $500M in Monmouth County real estate, based right here in Red Bank — and knows exactly where your home lands in this data.
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