May's median closed at $1,300,000 in Warren, and new listings fell by nearly half
Twelve homes closed in Warren in May at a median of $1,300,000, the highest median of 2026 so far, on the fastest median days on market of the year at 15. New listings fell from 36 a year ago to 19.
Twelve homes closed in Warren Township in May 2026 at a median price of $1,300,000, the highest monthly median of the year to that point. Median days on market was 15, the fastest of any month in 2026. The average sale price was $1,301,742, within $1,742 of the median. Six of the twelve closed at or over ask, and the average sale came in at 100.4 percent of ask. May 2025 closed 15 homes at a $1,250,000 median. The larger change is on the supply side, where new listings fell from 36 in May 2025 to 19 in May 2026.
May was a fast month with an unusually ordinary shape, and a listing count that does not match either.
The month
| May 2026 | May 2025 | |
|---|---|---|
| Closings | 12 | 15 |
| Median price | $1,300,000 | $1,250,000 |
| Average price | $1,301,742 | $1,323,777 |
| Median days on market | 15 | 14 |
| Average percent of ask | 100.4 | 100.7 |
| Closed at or over ask | 6 of 12 | 8 of 15 |
| Low sale | $495,000 | |
| High sale | $2,595,000 |
Year over year the two Mays look nearly identical on price and speed. Median up $50,000. Days on market one day slower. Percent of ask three tenths of a point lower. On the numbers a reader most often asks about, nothing much happened.
The unusual part
The median and the average were $1,742 apart.
That almost never occurs in a town like Warren. In a market with a wide price range and only a dozen sales a month, one large transaction normally drags the average well above the median. April is the clean contrast: a $930,000 median against a $1,280,000 average, a gap of $350,000, produced by a handful of high sales in a ten sale month.
In May the twelve sales distributed evenly enough that the middle of the set and the arithmetic mean of the set landed in the same place. It happened even with a $495,000 low and a $2,595,000 high in the month, which is a wide range to average out that neatly.
When median and average sit close together, either number describes the month fairly. When they diverge, the median describes the typical sale and the average describes the total dollars. Any report that quotes one without the other is hiding which of those two questions it answered. In a twelve sale month, a single sale is more than eight percent of the sample.
The supply signal
Nineteen new listings were taken in Warren in May 2026. In May 2025 the number was 36.
That is the sharpest year over year drop in new listings anywhere in the record to date. The median original asking price also came down, from $1,290,000 in May 2025 to $1,150,000 in May 2026.
Read those two together carefully, because they pull in different directions. A lower median ask on far fewer listings is not the same thing as sellers cutting prices. It is a smaller and differently composed set of homes going on the market. Nineteen properties is not a large enough sample to conclude anything about the direction of asking prices in the township.
What the count does tell you is that May 2026 put roughly half as much new inventory in front of buyers as May 2025 did, in the month that is normally near the top of Warren's listing season.
Speed
Fifteen days is the fastest median days on market of any month in 2026. For comparison, March 2026 ran 65 days and February ran 33.
Days on market measures how long the listing sat before going under contract. It does not measure how the negotiation went. May's 100.4 percent of ask says the negotiations landed close to asking price on average. A month can be fast and unremarkable on price at the same time, and May was.
All figures come from GSMLS closed sale and listing records for Warren Township, Somerset County, pulled August 18, 2026, filtered to exclude superseded listing records. Warren Township is in Somerset County and is not Warren County. Days on market reflects the current listing only, so a property relisted after a prior expiration shows the later count. Sales that never went through the MLS do not appear at all. Percent of ask compares the sale price to the list price in effect at contract, not to the original asking price. 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. The assessor square footage join that supports that calculation does not cover May 2026 closings, so no reliable per foot number exists for the month. I would rather leave it out than publish one from a partial join.
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.
