> ## Content Index > Fetch the complete content index at: https://blog.johnmangini.com/llms.txt > Use this file to discover other available public pages before exploring further. # October was Warren's weakest month at the table in 2025, at 96.2 percent of ask and 45 days - URL: https://blog.johnmangini.com/october-2025-market-recap/ - Published: 2025-11-01T13:00:00.000Z - Updated: 2026-08-20T20:53:52.000Z - Description: Sixteen homes closed in Warren in October 2025 at 96.2 percent of ask, the lowest of the year, with a 45 day median on market and only four of sixteen at or over asking price. - Author: John Mangini - Tags: Warren Tracked, Market, market data, gsmls, monthly recap The short answer Sixteen homes closed in Warren Township in October 2025 at an average of 96.2 percent of ask, the lowest figure of any month in the year, and a median 45 days on market, the slowest month since March. Only four of the sixteen closed at or over asking price. The median closed price was $890,000 against an average of $1,189,900\. Sales ran from $490,000 to $2,350,000\. October 2024 closed 12 homes at a median of $999,999, a 27 day median and 98.3 percent of ask. Every month from April through September put the average sale within a couple of points of the standing ask or above it. October did not. ## The month 96.2 average percent of ask 45 median days on market 4 of 16 at or over ask $890,000 median closed price | Measure | Oct 2025 | Sep 2025 | Aug 2025 | | ---------------------- | ---------- | ---------- | ---------- | | Closings | 16 | 25 | 15 | | Median price | $890,000 | $1,250,000 | $1,462,000 | | Average price | $1,189,900 | $1,256,266 | $1,449,413 | | Median days on market | 45 | 21 | 25 | | Average percent of ask | 96.2 | 100.3 | 100.1 | | Closed at or over ask | 4 of 16 | 15 of 25 | 8 of 15 | | Low sale | $490,000 | $475,000 | $660,000 | | High sale | $2,350,000 | $2,441,500 | $2,345,000 | | New listings taken | 22 | 27 | 16 | ## Three figures that move together The 96.2 percent, the 45 day median and the four of sixteen are one result stated three ways. Sellers waited longer for a contract and took less when it came. Set against the rest of the year, the size of the shift is clear. The monthly average percent of ask reads 98.0, 100.7, 104.5, 101.0, 100.7, 102.9, 97.9, 100.1 and 100.3 for January through September. October's 96.2 is the lowest of the ten, by nearly two points. The count at or over ask reads 3, 5, 4, 9, 8, 10, 11, 8 and 15 for the same months. October's four matches March and is the lowest of any month since, on a larger sale count than March produced. The 45 day median is the second slowest month of 2025, behind March's 78\. March combined slow with strong, at 104.5 percent of ask. October combined slow with weak. That pairing did not occur anywhere else in the year. ## The gap between the median and the average October's median closed price was $890,000 and its average was $1,189,900, a difference of $299,900\. That is the second widest median to average gap of 2025, behind March. A gap in that direction means a small number of high sales sat well above a cluster of lower ones. Read the $890,000 as the middle of an uneven month rather than as a statement about where Warren prices sit. ## Against October 2024 | Measure | Oct 2025 | Oct 2024 | | ---------------------- | -------- | -------- | | Closings | 16 | 12 | | Median price | $890,000 | $999,999 | | Median days on market | 45 | 27 | | Average percent of ask | 96.2 | 98.3 | October 2024 was also soft by the standards of its own year, at 98.3 percent of ask. October 2025 came in two points below that with an 18 day longer median. The 2024 figures come from a slightly different filter and can differ by a sale or two in a month, so take the comparison as directional. ## The highest price per foot of the year, on the thinnest coverage Median price per square foot in October was $464, computed on 9 of the 16 closings, which is 56 percent coverage. That is the second highest monthly figure of 2025, behind March's $512 and the weakest coverage of the year, just under January's 57 percent. It arrived in the month with the lowest median closed price of the year. Both statements are accurate and neither corrects the other. Nine houses out of sixteen produced a per foot midpoint of $464 while the full sixteen produced a sale price midpoint of $890,000\. Treat the October per foot figure as the number nine specific houses produced, not as evidence about October pricing. Asking prices went the other way Twenty two new listings came on in October at a median original asking price of $1,300,000, the highest median original ask of any month since February's $1,389,000\. That is $410,000 above the month's median closed price. Those are two different sets of houses, and listings taken in October mostly close in the following year, so the gap is not a measure of how far sellers are off. It does say the fall cohort came on at higher asks than the summer cohort did. ## Supply and the running count Warren has taken 209 new listings across ten months of 2025 against 150 closings. The listing side has run ahead of the closing side in every month of the year except July, when both landed on 23. ## The author's read Labeled as opinion and kept separate from the figures above. One month at 96.2 percent is not a turn. What makes October worth marking is that the softness showed up in three independent measures at once rather than in the median alone, which is the kind of month that is worth checking against November before deciding it means anything. The data, and what it does not cover 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. 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. Sources 1. GSMLS data for Warren Township, Somerset County, via the author's BigQuery warehouse, pulled August 18, 2026\. [https://www.gsmls.com](https://www.gsmls.com/?ref=blog.johnmangini.com) Thinking about selling a Warren home? Get a property specific analysis built from the same Warren sales database behind this article. [Request a Warren home analysis](mailto:john@nexthomepremier.com?subject=Warren%20home%20analysis) or call [732.236.1087](tel:+17322361087) Start with [what seven years of Warren data says about selling](https://blog.johnmangini.com/selling-a-home-in-warren/). ![John Mangini](https://storage.ghost.io/c/f9/d2/f9d2e72e-65c9-4e98-ba1e-1a7bc528bfaa/content/images/2026/08/john-headshot.jpg) John Mangini Broker / Owner, NextHome Premier Warren Township resident and full time broker, serving clients since 1999\. Warren, Tracked. is written from live Garden State MLS data, township records and primary sources. Every figure is traceable to a source listed above. 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