New Construction in Warren NJ, the Pipeline

Looking at new construction now? Every active Warren listing, by price band, refreshed three times a day. † Fewer than ten sales behind the figure. Treat it as an observation, not a rate.

Where new homes have come from

Every community that delivered new homes through the MLS since 2010. A first sale is the first time an address appears as a closed sale in the warehouse with a year built within three years before, or one year after, the closing year, or a listing marked under construction or to be built. Later sales are every other closing in the community: resales, and first MLS appearances of units the builder sold without listing them.

† Fewer than ten sales behind the figure. Treat it as an observation, not a rate. The listing office on the first sales names the builder in three communities: Pulte at Fairview at Warren, Toll Brothers at Villas at Warren and Landarama Inc. at The Hills at Warren, each with some units listed by other brokerages. Warren Crossing, Twin Brooks, Sleepy Hollow and Four Seasons at the Promenade were listed through brokerages, so the builder is not on the MLS record. The MLS misses any unit a builder sold without listing it, which is one reason Four Seasons shows 92 later sales against 43 first sales: a unit the builder sold directly appears here only when it resells. Every first sale count is a floor, not a census of what was built. Twin Brooks carries two other closings under its name that are excluded, a 1994 house in the older Twin Brooks Estates and a 2024 closing with no property type on the record.

What a new home sells for against an existing one

The 24 months ending September 21, 2026, both property types, first sales against every other closing.

† Fewer than ten sales behind the figure. Treat it as an observation, not a rate. Read the detached first sale column as 9 houses, not a market. Its $548 per square foot median against $411 for existing houses says what 9 new custom houses sold for, on the few lots where it happens. The days on market figure for a new home counts the listing period of a house that was often still under construction, which is why it runs to 154 days for detached and 68 for attached. New units rarely sell over the asking price. The builder sets the price. The attached existing column is small and mixes Four Seasons units near $1,000,000 with Villas at Warren resales, so its median describes neither.

Ten years of first sales

† Fewer than ten sales behind the figure. Treat it as an observation, not a rate. Share of typed sales is first sales as a share of every detached and attached closing that year. Warren records between three and thirteen first sales of new detached houses a year, and the attached count is whatever community is delivering: Warren Crossing from 2017 to 2021, Villas at Warren from 2021, Fairview at Warren from 2022, The Hills at Warren from late 2024.

On the market now

On September 23, 2026 the feed carried 25 active Warren listings, 2 coming soon and 29 under contract. Of the actives, 7 were newly built or not yet built: one completed townhouse at The Hills at Warren, and 6 detached houses listed as to be built or under construction, asking $2,370,700 to $2,799,000 on lots of 1.8 to 4.38 acres. One more new unit, at Villas at Warren, was under contract. This site does not print addresses as comparables, so the listings themselves are on the homes for sale page, where each card opens on the full listing.

The zoned pipeline, what exists on paper

The single largest source of future housing in Warren is the Fourth Round affordable housing plan. A Superior Court judge set the township's obligation at 262 units on April 23, 2025, a figure Warren appealed, with the appeal still pending as of this site's last report. The mediation agreement with Fair Share Housing Center filed December 21, 2025 satisfies it with 197 units plus 65 bonus credits across six components, and names three replacement sites. Six ordinances adopted March 12, 2026 zoned the sites and set the development fee. The site's civic reporting on each step is linked below, and the running file is the development pipeline.

The six components of the agreement

The four districts adopted in 2026, and the sites the record puts in them

The four caps add to 424 units. That total is a ceiling, not a forecast: a zoning cap is what an applicant may seek. The ordinances identify parcels by block and lot only. The site names come from two other documents in the record: the mediation agreement lists Block 82 Lot 12.02 as the Toll Brothers site, and its replacement site table lists Block 75 Lot 1 as 155 Washington Valley Road (the Firewood or Silbert property, about 60 units with 15 affordable), Block 70.03 Lots 24 and 25.01 as 149 Washington Valley Road and 11 North Road (Bardy Farms, 100 units with 26 affordable) and Block 88.08 Lot 4 as the Chua property (60 units with 19 affordable). The February 25, 2026 plan amendment added those three sites, and residents from thirteen streets came to the April 16 meeting over the Bardy property. The agreement's unit counts and the ordinances' caps are different numbers for the same land, and a site plan application, when one is filed, will carry a third. As of this site's September 2, 2026 pipeline report, no application on the Bardy property had been heard, and the report listed no application on the other three sites.

Custom houses, one lot at a time

Outside the townhouse communities, Warren's new detached houses arrive one at a time: a teardown or a vacant lot, a builder or an owner, and a listing that often goes up before the foundation. Six recorded a first sale so far in 2026, Twin Brooks included, at a median of $2,400,000† and 4,419 square feet, after a median 146 days on market. Twin Brooks, mostly on Twin Brooks Court, is the one named detached community delivering now, with nine first sales since 2021 at a median of $2,631,000† and 4,900 square feet. The six to be built listings active today sit in the same range. Over the past 24 months a new detached house closed at $548 per square foot against $411 for an existing one, about a third more, and took months rather than weeks to sell.

The first tax bill

Method and limits

• First sale: the first closed sale of an address in the Garden State MLS warehouse where the year built falls within three years before or one year after the closing year, or the listing was marked under construction or to be built. Addresses are matched on street number, street name and unit. A builder's unit that closed more than three years after it was built counts as a later sale, and a quick resale of a unit first bought off the MLS can count as a first sale. Both are rare and neither can be told apart in the record.
• The warehouse holds MLS sales only. A builder's direct sales that were never listed are invisible here, so counts are floors.
• Community names come from the MLS subdivision field with spelling variants merged, the same method as the neighborhoods pages.
• Medians are exact. Price per square foot is the broad basis, county living area with the MLS figure as fallback. Window: closings through September 21, 2026, most recent September 17, 2026. Listings as of September 23, 2026.
• The pipeline tables report adopted ordinances and filed agreements as this site covered them, with each source linked. Unit counts are the documents' own.

Updated September 23, 2026. Sales figures refresh with the monthly market update. The pipeline section moves when an ordinance is adopted, an agreement is filed or an application is heard, and the development pipeline page carries the current status.