Twenty five homes closed in Warren in September 2025 and fifteen of them met or beat the ask
September 2025 was Warren's busiest closing month of the year at 25 sales, with 15 at or over ask and a $1,250,000 median. The average still landed at 100.3 percent of ask.
Twenty five homes closed in Warren Township in September 2025, the largest count of any month in the year, at a median price of $1,250,000 and an average of $1,256,266. Fifteen of the 25 closed at or over asking price, also the largest count of the year, and the average sale landed at 100.3 percent of ask. Median days on market was 21. Sales ran from $475,000 to $2,441,500. September 2024 closed 14 homes at a median of $950,000 and the same 21 day median.
September was the year's peak on volume and on the count of sales that met or beat their asking price. It was not the year's strongest month on the average percent of ask, and the gap between those two facts is the month's story.
The month
| Measure | Sep 2025 | Aug 2025 | Jul 2025 |
|---|---|---|---|
| Closings | 25 | 15 | 23 |
| Median price | $1,250,000 | $1,462,000 | $915,000 |
| Average price | $1,256,266 | $1,449,413 | $942,552 |
| Median days on market | 21 | 25 | 25 |
| Average percent of ask | 100.3 | 100.1 | 97.9 |
| Closed at or over ask | 15 of 25 | 8 of 15 | 11 of 23 |
| Low sale | $475,000 | $660,000 | see July note |
| High sale | $2,441,500 | $2,345,000 | $1,875,000 |
| New listings taken | 27 | 16 | 23 |
Fifteen at or over ask, and an average of 100.3
Sixty percent of September's sales met or beat the standing list price. That is close to the share June produced, at ten of sixteen or 62.5 percent. June's average sale closed at 102.9 percent of ask. September's closed at 100.3.
The count and the average are answering different questions. The count tells you how many buyers had to clear the ask. The average tells you how far the whole month landed from it, including the sales that went under. Two months can put the same share of buyers over list and still finish two and a half points apart, because what matters to the average is the size of the discounts on the other side.
September, in other words, was a month where competitive outcomes were common and the concessions elsewhere were large enough to offset most of them. That is what a wide month looks like.
The range
September's sales ran from $475,000 to $2,441,500. That $1,966,500 spread is the widest of any 2025 month with a usable low sale, and the $475,000 floor ties April's for the second lowest genuine sale price of the year, behind February's $400,000. May and July are left out of that comparison because the lowest figure recorded in each of those months does not look like an arms length transfer.
Twenty five closings is also the first month where the count is large enough that the median has some stability. A midpoint drawn from 25 sales moves less on any one transaction than a midpoint drawn from the seven that closed in January.
Against September 2024
| Measure | Sep 2025 | Sep 2024 |
|---|---|---|
| Closings | 25 | 14 |
| Median price | $1,250,000 | $950,000 |
| Median days on market | 21 | 21 |
| Average percent of ask | 100.3 | 102.7 |
Warren closed eleven more homes this September than last, at a median $300,000 higher, in the identical 21 days, and two and a half points weaker against the ask. Median price per square foot was $411 on 20 of the 25 closings, which is 80 percent coverage, against $387 for September 2024 computed on all 14 of that month's sales.
The 2024 column is directional. It comes from a slightly different filter than the 2025 figures and can differ by a sale or two in a month. On volume the gap is large enough that the filter difference does not explain it.
Days on market here is the MLS field for the current listing. A property that expired and came back on shows the later count, not the total time it has been for sale. Two Septembers landing on the same 21 day median is a real correspondence in the field as recorded. It is not a claim that buyers took exactly as long to commit.
Supply
Twenty seven new listings came on in September at a median original asking price of $1,150,000, the largest listing month since May and the first since May with a median original ask above $1 million.
Warren has taken 187 new listings across nine months of 2025 against 134 closings. The fall listing push arrived on schedule.
The author's read
Labeled as opinion and kept separate from the figures above. Volume was the headline and the negotiating numbers were the qualifier. Twenty five closings with fifteen at or over ask is a functioning market by any reading. An average of 100.3 percent says the typical seller got the standing ask and nothing more. Both of those are true about the same month, and anyone quoting one without the other is quoting half of it.
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. 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.
