Skove Real Estate Team • eXp Realty • Red Bank, NJ • NJShoreRealtors.com
Rumson Single-Family Home Market Report
Rumson remains the tightest Seller's Market in this report series — just 2 months of supply, down 35.7% from a year ago. Homes still closed above asking on average in July, with a sold-to-list ratio of 105.4%, and the median sold price climbed to $2,852,500, up 6.14% month-over-month on 10 closings. The one shift worth flagging: median days in RPR jumped to 16, up 45.45% from June — still fast by any normal standard, but a real deceleration after a stretch of quicker sales. Active inventory is also increasingly luxury-skewed, with a handful of listings above $5 million pulling the median active list price to $5,172,500 — nearly double the sold median.
Data source: Realtors Property Resource (RPR), July 31, 2026. Single-Family Residence only, Rumson, NJ.
Why Single-Family Data Matters Here
Rumson's blended countywide comparisons undercount what's happening in this specific market, same as every town in this series. This month's numbers are built on a healthier sample than some of the other towns covered so far — 10 total closings, with 5 meeting this report's $650K+/3+ bedroom filter used for individual comps — so treat these figures as a reasonably solid read on where Rumson actually stands, while still keeping in mind that a single ultra-luxury closing or listing can meaningfully move a median in a market this size.
Key Market Statistics — July 2026 (Single-Family Residence)
| Metric | July 2026 | June 2026 | Month-over-Month |
|---|---|---|---|
| Median Sold Price (SFR) | $2,852,500 | $2,687,500 | ↑ 6.14% |
| Median Estimated Home Value | $2,671,150 | $2,556,700 | ↑ 4.48% |
| Median Active List Price | $5,172,500 | $3,400,000 | ↑ 52.13%** |
| Median Days in RPR (Sold) | 16 days | ~11 days | ↑ 45.45% (slower) |
| Sold-to-List Price Ratio | 105.4% | ~108.0% | ↓ 2.37% |
| Months of Supply | 2 months | ~2.1 months | ↓ 5.2% • ↓35.7% over 12 months |
| Active SFR Listings (Rumson) | 20 | ~19 | ↑ 5.3% |
| Closed Sales (July 2026) | 10 | ~18 | ↓ 44.4%* |
| New Listings (July 2026) | 16 | ~13 | ↑ 23.1% |
| New Pending (July 2026) | 31 | 31 | 0% |
| Median Closed $/sqft | $836/sqft | ~$876/sqft | ↓ 4.6% |
| 12-Month Value Change | ↑5.92% • $2,521,800 → $2,671,150 • +$149,350 | ||
| 36-Month Value Change | +37.38% • $1,944,360 → $2,671,150 • +$726,790 | ||
*Closed sales dropped sharply from June's unusually high 18 to July's 10 — still a healthy count for a town this size, but the swing itself reflects normal month-to-month variation rather than a market shift. **The Median Active List Price jump is driven heavily by a handful of listings above $5 million (including two above $6M) entering the active pool this month, not a broad-based repricing of typical Rumson homes. June comparison figures marked "~" are calculated from RPR's own reported month-over-month percentages. 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:
Two months of supply is about as tight as this report series has seen — you are still very much in control. That said, July's 45% jump in median days in RPR and a slightly softer sold-to-list ratio are the first real signs of a pace change after a run of extremely fast sales. This month's closed sample tells the real story: two of five illustrative closings sold under asking (down 3.77% and 1.52%), while three sold well over (up to 25.98% over ask). Pricing precision — not just listing high and waiting — is what separated those outcomes.
For single-family buyers:
Rumson is still Rumson — inventory is thin and well-priced homes are still moving fast and often over ask. But this month's data offers a bit more room than recent months: days on market are up, the sold-to-list ratio has eased, and two of the five closed comps actually sold below asking. If you've been priced out of bidding wars here, July's numbers suggest slightly more room to negotiate than earlier this year.
The PSA perspective on the list-price gap:
The gap between Rumson's active list median ($5,172,500) and its sold median ($2,852,500) is the widest of any town in this series — nearly 1.8x. That's driven by a genuine luxury tilt in this month's active inventory: five of the twenty active listings are priced above $2.9 million, including two above $6 million. Meanwhile, this month's actual closings ranged from $1,640,000 to $4,201,254 — a wide spread, but nowhere close to the active pool's ceiling. Sellers pricing against the headline "median list price" figure risk badly overshooting what's actually trading; buyers should know the active median doesn't reflect what a typical Rumson home is really worth right now.
Mansion Tax Note: For transactions at or above $1,000,001 — and the majority of Rumson's closings land well above that — New Jersey's Mansion Tax (P.L. 2025, c. 69, effective July 10, 2025) is 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. This month's largest closing, 83 Ridge Rd at $4,201,254, lands in the top 3.5% bracket, for a seller obligation of roughly $147,044. With active listings currently as high as $6,499,000 — which would carry an estimated $227,465 obligation at that bracket if it closes near list — sellers at Rumson's price points should model their specific bracket well before listing, not after an offer is in hand.
3-Year Price Trend — Single-Family Residence
Rumson 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 | $2,671,150 | $2,521,800 | +5.92% | $1,944,360 | +37.38% |
| Median Sold Price | $2,852,500 | $1,600,000 | +78.28%* | $1,600,000 | +78.28%* |
*RPR's own Market Snapshot reports the identical $1,600,000 figure for both the 12-month-ago and 36-month-ago Median Sold Price — this looks like a data-reporting artifact (a gap in one of those specific historical months defaulting to the nearest available figure) rather than an actual coincidence, so treat both change percentages with caution. The Median Est. Home Value row draws on the full inventory rather than a handful of closings and is the more trustworthy trend of the two. Median List Price is omitted from this table entirely given the active-inventory skew discussed above (current $5,172,500 vs. $1,572,500 just 36 months ago is a function of this month's luxury-heavy active pool, not a clean apples-to-apples comparison). Source: Realtors Property Resource (RPR) Market Snapshot, 7/31/2026.
Monthly Sales Activity — Single-Family (Last 12 Months)
Active listings vs. closed sales volume, Rumson SFR. Source: RPR MLS data, 7/31/2026.
| Month | Active Listings | Closed Sales | Month | Active Listings | Closed Sales |
|---|---|---|---|---|---|
| Aug 2025 | 22 | 12 | Feb 2026 | 17 | 4 |
| Sep 2025 | 23 | 11 | Mar 2026 | 16 | 5 |
| Oct 2025 | 20 | 7 | Apr 2026 | 26 | 9 |
| Nov 2025 | 15 | 7 | May 2026 | 24 | 6 |
| Dec 2025 | 15 | 10 | Jun 2026 | 19 | 18 |
| Jan 2026 | 15 | 5 | Jul 2026 | 20 | 10 |
Sourced from RPR's Total Sales & Active Listings chart series for Rumson — this reflects active inventory at month-end against that month's closings, not new listings entering the market. June's spike to 18 closings stands out as the high point of the trailing 12 months; July's 10 is a reversion closer to the year's typical pace (5–12 closings most months) rather than a slowdown in isolation.
Sample of Closed Single-Family Transactions — July 2026
5 closings in Rumson this month met the $650K+/3+ bed sample filter, out of 10 total July closings tracked for this town — the strongest match rate of any town covered so far. Median of the 5: $3,250,000. Median $/sqft: $902.
| Property | Closed Price | $/sqft | Sqft | Days in RPR | List: Sold / Note |
|---|---|---|---|---|---|
| 8 Evergreen Dr 5/5 • 4,512 sqft • Built 1968 |
$3,825,000 | $848 | 4,512 | 28 | ↓ 3.77% — sold under ask, 28 days |
| 181 Rumson Rd 4/4 • 3,716 sqft • New Construction |
$3,250,000 | $875 | 3,716 | 18 | ↓ 1.52% — sold under ask, 18 days |
| 83 Ridge Rd 6/7 • 4,656 sqft • Built 1932 |
$4,201,254 | $902 | 4,656 | 7 | ↑ 10.56% — sold over ask, 7 days |
| 475 Locust Point Rd 3/1 • 1,592 sqft • Built 1908 |
$1,640,000 | $1,030 | 1,592 | 28 | Ratio not reported |
| 15 Circle Dr 5/3 • 3,038 sqft • Built 1950 |
$3,055,000 | $1,006 | 3,038 | 14 | ↑ 25.98% — sold over ask, 14 days |
Source: RPR Market Activity report / MLS. Closed dates 7/21/2026–8/7/2026. List: Sold ratio as reported by RPR; not reported for 475 Locust Point Rd. $/sqft based on living area reported in MLS.
Frequently Asked Questions
What is the median single-family home price in Rumson right now?
The median sold price for a single-family home in Rumson as of July 2026 is $2,852,500, up 6.14% from June, on 10 closings for the month. The median estimated home value across the full inventory is $2,671,150, up 5.92% over the past 12 months. Active listings this month ran from $1,299,000 to $6,499,000, with a median list price of $5,172,500 — well above the sold median, reflecting a luxury-skewed active inventory.
How long does it take to sell a single-family home in Rumson?
Single-family homes in Rumson had a median of 16 days in RPR as of July 2026, up 45.45% from June. Homes are still selling fast by any normal standard, but this is a real deceleration worth watching after a stretch of even quicker sales.
Are single-family homes in Rumson selling over or under asking price?
On average, yes — over. Rumson's sold-to-list ratio is 105.4% for July 2026, though that's down from roughly 108% in June. Results varied widely by property this month: two of the five illustrative closings sold under asking (down 3.77% and 1.52%), while three sold well over (up 10.56%, up 25.98%, and one with no reported ratio).
Is it a seller's or buyer's market for single-family homes in Rumson?
RPR's own market gauge places Rumson firmly in Seller's Market territory for July 2026 — the tightest of any town in this report series. Months of supply sits at just 2, down 35.7% from a year ago. Combined with a sold-to-list ratio above 100%, sellers continue to hold a clear advantage, even with this month's slower pace and softer ratio compared to June.
How much have single-family home values increased in Rumson?
Rumson's median estimated single-family home value is up 5.92% over the past 12 months, from $2,521,800 to $2,671,150. Over three years, the increase is far steeper: up 37.38% from $1,944,360. Rumson has posted some of the strongest long-term appreciation of any town in this report series, driven in large part by a wave of luxury new construction and renovation.
What is a good price per square foot for a single-family home in Rumson?
Based on July 2026 closed transactions, the median price per square foot for single-family homes in Rumson is $836, though this varies substantially by property age and finish level — this month's closed sample ranged from $848/sqft to $1,030/sqft. Active listings are running higher, at a median of $869/sqft, reflecting the premium new-construction and renovated inventory currently on the market.
What is the housing market like in Rumson in late summer 2026?
Rumson in late summer 2026 remains the tightest seller's market in this report series, with just 2 months of supply and homes still selling above asking on average. That said, this month showed the first real signs of a pace change — days in RPR jumped 45%, and the sold-to-list ratio eased slightly. The active inventory is also increasingly luxury-skewed, with a handful of listings above $5 million pulling the median list price well above what's actually closing. Worth watching over the next few months to see if this is a genuine shift or a one-month blip.
Know What Your Rumson Home Is Actually Worth
Rumson is still the tightest market in this series, but this month's numbers show real texture underneath the headline — two closings sold under ask while three sold well over. Knowing which side of that line your home falls on takes real local data, not a headline median. Ryan Skove has closed over 750 transactions and $500M in Monmouth County real estate, and can tell you exactly where your home fits in today's Rumson market.
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