Sixteen homes closed in Warren in August at a $1,234,500 median, and the year is tied with 2025 at 109 closings each
Sixteen August closings at a $1,234,500 median, against 15 at $1,462,000 a year ago. Detached alone ran $1,435,000. Both years stand at 109 closings through August.
This story updates the market tape, the running file that carries the current status.
Sixteen homes closed in Warren Township in August 2026 at a median price of $1,234,500, over a median 24 days on market and at a median 99.8 percent of the last asking price, with eight of the sixteen closing at or over ask. August 2025 closed 15 homes at a $1,462,000 median, so the month's median is down 15.6 percent. All 15 of last August's sales were detached houses, and three of this August's were townhouses or condominiums. Detached houses alone ran $1,435,000 this August against $1,462,000 last August, a 1.8 percent difference. Through August 31, Warren has 109 closings in 2026 and had 109 in the same period of 2025, at a year to date median of $1,200,000 against $1,125,000.
The month
| August 2026 | August 2025 | |
|---|---|---|
| Closings | 16 | 15 |
| Median price | $1,234,500 | $1,462,000 |
| Average price | $1,348,022 | $1,449,413 |
| Median days on market | 24 | 25 |
| Median percent of ask | 99.8 | 100.0 |
| Average percent of ask | 99.3 | 100.1 |
| Closed at or over ask | 8 of 16 | 8 of 15 |
| Low sale | $173,572 | $660,000 |
| High sale | $2,750,000 | $2,345,000 |
| Detached houses | 13 | 15 |
| Townhouses and condominiums | 3 | 0 |
Percent of ask compares the sale price with the list price in effect when the contract was signed. Days on market count the current listing only. Both months are small samples, and in a sixteen sale month a single closing moves every row in this table. Read the direction, not the decimals.
Where the $227,500 went
The August median fell $227,500 from a year ago, a 15.6 percent drop. Almost none of that is a house getting cheaper. It is the set of houses that changed.
Every one of the 15 sales in August 2025 was a detached house. This August, three of the 16 were townhouses or condominiums, and they closed at a median of $835,000. Take the attached sales out and compare detached with detached, and the median moves from $1,462,000 to $1,435,000. That is $27,000, or 1.8 percent, which is within the noise of a thirteen sale month.
| Segment | Aug 2026 sales | Aug 2026 median | Aug 2025 sales | Aug 2025 median |
|---|---|---|---|---|
| Detached houses | 13 | $1,435,000 | 15 | $1,462,000 |
| Townhouses and condominiums | 3 | $835,000 | 0 | none |
| All residential types | 16 | $1,234,500 | 15 | $1,462,000 |
This is the same mechanism the site took apart last week in the detached and attached split: attached homes are now roughly a fifth of what closes in Warren, and a month with three of them and a month with none are not comparable on a blended median. The top of the month moved the other way. Three August sales closed above $2.3 million, at $2,350,000, $2,395,000 and $2,750,000. The highest sale in August 2025 was $2,345,000.
The lowest August sale was a one bedroom condominium in a building completed in 2024, closed at $173,572. The selling guide on this site applies a $200,000 floor to screen out sales that are unlikely to be open market transactions, and the other pages do not. With that floor applied, August's median is $1,355,000 on 15 sales, $120,500 above the headline figure. The gap is that wide because a sixteen sale month puts the median halfway between the eighth and ninth sales, $1,114,000 and $1,355,000, and removing the lowest sale makes the eighth of fifteen the middle. The headline keeps every sale so that it matches the month table on the market page, which applies no floor.
At the table
The median sale closed at 99.8 percent of its last asking price, against 100.0 percent in August 2025. Eight of sixteen met or beat the ask, against eight of fifteen a year earlier. The average came in lower, at 99.3 percent, because one sale closed at 77.1 percent of its last ask, the largest discount of the month, while two sales closed at 111.5 and 107.5 percent. When a single sale can pull the average almost a point, the median is the figure to use.
Median days on market was 24, against 25 a year ago. The range ran from a listing entered on the day it went under contract to a house that took 209 days, a new build first listed on December 2, 2025 and closed August 4 at 97.5 percent of its last ask.
Supply
Eleven new listings came on in August 2026, against 16 in August 2025. Eleven is the lowest count of any month this year apart from January's eight. The median original asking price of those eleven was $985,000, the lowest monthly figure of 2026, against $1,032,450 for the sixteen taken in August 2025.
Demand did not thin with it. Nineteen Warren listings went under contract in August 2026, counting the ones that had closed or were still under contract on September 9. That is the highest monthly count of 2026 so far, ahead of the 16 in each of June and July, and one short of the 20 signed in August 2025. Contracts that fell through and left the market are not in that count, so 19 is a floor.
As of September 9, Warren has 26 active listings at a median asking price of $1,745,000 and 25 homes under contract. At the trailing twelve month pace of 15 closings a month, 180 closings in the twelve months through September 9, that is 1.7 months of supply.
The year to date number, which is the useful one
| January 1 to August 31 | 2026 | 2025 |
|---|---|---|
| Closings | 109 | 109 |
| Median price, all types | $1,200,000 | $1,125,000 |
| Median, detached houses | $1,300,000 on 87 | $1,190,000 on 85 |
| Median, townhouses and condominiums | $835,000 on 21 | $681,748 on 22 |
| Dollar volume | $138,876,686 | $129,221,091 |
| Median days on market | 23 | 21 |
| Median percent of ask | 100.0 | 100.0 |
| Closed at or over ask | 56 of 109 | 58 of 109 |
One hundred and nine against one hundred and nine. After eight months, Warren has closed exactly as many homes as it had at this point last year. The median is up 6.7 percent on that identical count, and dollar volume is up 7.5 percent, from $129,221,091 to $138,876,686. Both segments rose: detached houses 9.2 percent, from $1,190,000 to $1,300,000, and attached homes 22.5 percent, from $681,748 to $835,000. The negotiating picture is unchanged, with the median sale at exactly ask in both years. The figures that moved against sellers are small: 23 median days against 21, and 56 sales at or over ask against 58.
Warren remains a low turnover township. Between thirteen and fifteen homes a month change hands through the MLS depending on the window, and that was true in 2025 and is true in 2026.
| 2026, by month | Closings | Median price | Median days | Median % of ask |
|---|---|---|---|---|
| January | 22 | $1,070,675 | 26 | 99.8 |
| February | 4 | $1,032,500 | 54 | 99.1 |
| March | 14 | $913,500 | 73 | 99.1 |
| April | 10 | $1,065,000 | 23 | 101.6 |
| May | 12 | $1,300,000 | 17 | 99.1 |
| June | 14 | $1,325,000 | 19 | 99.8 |
| July | 17 | $1,300,000 | 21 | 99.6 |
| August | 16 | $1,234,500 | 24 | 99.8 |
Median days are rounded to whole days where the median falls between two sales.
The July recap ran on August 1 with 89 closings through July 31 for 2026 and 94 for 2025. The record now shows 93 for 2026 through July 31 and July itself at 17 sales, not 16, because closings that had not yet reported to the MLS came in over the following weeks. The same thing will happen to August's 16. Each monthly post is left as it ran, and the month by month table on the market page carries the current count.
My read
This section is the author's opinion, kept apart from the record above.
The count is the number I trust in this month's figures. Warren is trading at the same pace as last year to the sale, and the median is being pushed around by which houses happen to close in a given month. The detached median landing within two percent of last August is the price signal I take from this month, not the 15.6 percent drop in the blend. On supply, August is the only month this year in which more homes went under contract than came on the market, nineteen against eleven, and the 26 active listings on September 9 match the count Warren by the Numbers carried when it was updated on September 6.
All figures come from Garden State MLS closed sale and listing records for Warren Township, Somerset County, read September 9, 2026, filtered to exclude superseded listing records. The most recent closing in the record is September 4, 2026, which is the last recorded closing and not the date the record was refreshed. Warren Township is in Somerset County and is not Warren County. Days on market reflects the current listing only. Sales that never went through the MLS do not appear. Percent of ask compares sale price to the list price in effect at contract, not to the original asking price. Medians in an even count are the midpoint of the two middle sales. 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.
There is no price per square foot figure in this post. Only six of the sixteen August sales carry a living area on the broader basis this site uses, county parcel square footage or the listing's own approximate figure, and none of the sixteen carry the county parcel figure yet. Six sales are not enough to publish a per foot median for the month. Per foot is the measure that would settle the mix question above, and its absence is a real limit on this analysis. The three attached sales and the two new construction closings are also too few to say anything about those segments beyond the counts printed here.
Figures are deemed reliable but are not warranted. Nothing here is a valuation of any particular property.
- Garden State MLS closed sale and listing records for Warren Township, Somerset County, read September 9, 2026. https://www.gsmls.com
- Warren, Local., the market page, month by month record, updated in place as months close. https://blog.johnmangini.com/warren-real-estate-market/
- Warren, Local., July 2026 market recap, August 1, 2026, with its later closings note. https://blog.johnmangini.com/july-2026-market-recap/
- Warren, Local., the detached and attached split, September 2, 2026. https://blog.johnmangini.com/warren-detached-attached-split/
- Warren, Local., selling a home in Warren, where the $200,000 floor is applied. https://blog.johnmangini.com/selling-a-home-in-warren/
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John Mangini
Broker / Owner, NextHome Premier
Warren Township resident and full time broker, licensed in New Jersey since 2002. Warren, Local. is written from live Garden State MLS data, township records and primary sources. Every figure is traceable to a source listed above.
