Warren's median jumped $547,000 from July to August 2025 and the price per foot went down
Fifteen homes closed in Warren in August 2025 at a $1,462,000 median, the highest of the year, on the smallest count since May. Median price per square foot fell to $399 on complete coverage.
Fifteen homes closed in Warren Township in August 2025 at a median price of $1,462,000 and an average of $1,449,413. That median is the highest of any month in 2025 and sits $547,000 above July's, on eight fewer sales. Median days on market was 25 and the average sale closed at 100.1 percent of ask, with eight of the fifteen at or over asking price. Median price per square foot was $399, computed on all 15 closings, which is lower than July's $416. August 2024 closed 21 homes at a median of $1,517,000.
Warren's median closed price went from $915,000 in July to $1,462,000 in August. No price series moves 60 percent in a month. What moved was the set of houses.
The month
| Measure | Aug 2025 | Jul 2025 | Jun 2025 |
|---|---|---|---|
| Closings | 15 | 23 | 16 |
| Median price | $1,462,000 | $915,000 | $1,257,000 |
| Average price | $1,449,413 | $942,552 | $1,360,500 |
| Median days on market | 25 | 25 | 14 |
| Average percent of ask | 100.1 | 97.9 | 102.9 |
| Closed at or over ask | 8 of 15 | 11 of 23 | 10 of 16 |
| Low sale | $660,000 | see July note | $683,000 |
| High sale | $2,345,000 | $1,875,000 | $2,550,000 |
| New listings taken | 16 | 23 | 17 |
The swing, and the case that it is composition
Two figures from the table above do most of the work. August's median price is the highest of 2025. August's median price per square foot, at $399, is lower than July's $416 and lower than June's $421.
Those move in opposite directions because they measure different things. The median price answers what the midpoint house sold for. The median per foot answers what the midpoint foot sold for. When the first rises sharply and the second does not, the houses got bigger or more expensive by type rather than dearer by the foot.
The range supports the same reading. August's low sale was $660,000 and the high was $2,345,000, a spread of $1,685,000 across fifteen sales. July's high was $1,875,000, the lowest ceiling of any month since January. Nothing above $1.9 million closed in July. Four weeks later the top of the market was transacting again.
Against August 2024
| Measure | Aug 2025 | Aug 2024 |
|---|---|---|
| Closings | 15 | 21 |
| Median price | $1,462,000 | $1,517,000 |
| Median days on market | 25 | 16 |
| Average percent of ask | 100.1 | 101.1 |
August 2024 was the largest closing month of that year and it landed at a similar median. The difference is in the two right hand rows. Houses took nine days longer to go under contract in August 2025 and closed a point lower against the standing ask.
Treat that as directional. The 2024 counts come from a slightly different filter than the 2025 counts and can differ by a sale or two in a month, and a nine day gap in medians on samples of 15 and 21 is not a finding to build on. What it does say is that the top of Warren's market was closing at similar numbers in both years.
Complete square footage coverage, for the second time this year
August's $399 was computed on all 15 of the 15 closings, which is 100 percent coverage. June, at $421 on 16 of 16, is the only other month in 2025 with a complete join.
Those two months are the only ones where the per foot median describes every house that closed rather than a subset. The eight months read $385, $407, $512, $398, $371, $421, $416 and $399, on coverage running from 57 percent to 100 percent. That is a $141 spread inside eight months on samples this small.
The month to month move in median price per square foot in Warren is driven by which houses happen to have an assessor square footage record that joins cleanly, and by the size mix of a dozen or so sales. A month at $512 and a month at $371 do not describe a market that fell. They describe two different small groups of houses.
Supply
Sixteen new listings came on in August at a median original asking price of $999,900, against 23 in July at $925,605. That is the third consecutive month with a median original ask below $1 million.
Warren has taken 160 new listings through eight months of 2025 against 109 closings.
The author's read
Labeled as opinion and kept separate from the figures above. July and August together show why a single month's median is a weak instrument in a township that closes fifteen to twenty five homes a month. Across the two months Warren closed 38 homes at close to 99 percent of ask. That is a more useful sentence than either month gives on its own.
These figures cover every residential property type in the MLS, including townhouses and condominiums, not detached houses alone. Attached product sells below detached in Warren, so a detached only median would run higher.
All figures come from GSMLS closed sale and listing records for Warren Township, Somerset County, filtered to exclude superseded listing records. This recap was compiled for the archive from a warehouse pull dated August 18, 2026. Warren Township is in Somerset County and is not Warren County. The 2024 figures come from a slightly different superseded filter and are directional only. Average price, at or over ask counts and the high and low sale are not available for 2024 and are not stated for it. Days on market is the MLS field and reflects the current listing only. New listing counts are by list date. Sales that never went through the MLS do not appear at all.
Figures are deemed reliable but are not warranted. Nothing here is a valuation of any particular property.
- GSMLS data for Warren Township, Somerset County, via the author's BigQuery warehouse, pulled August 18, 2026. https://www.gsmls.com
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John Mangini
Broker / Owner, NextHome Premier
Warren Township resident and full time broker, serving clients since 1999. Warren 07059 is written from live Garden State MLS data, township records and primary sources. Every figure is traceable to a source listed above.
