Warren Compared to Nearby Towns
Warren is the most expensive of these seven towns by median sale price, at $1,182,500. It is not the most expensive per square foot. At $414 it is fifty one dollars below Berkeley Heights and four dollars below Basking Ridge, a difference far smaller than the gap in price. Warren costs more because you buy more: a median 2,870 square feet, second only to Watchung, on a median acre and a half, which Watchung also matches and no one else here comes near. Warren also carries the lowest tax burden relative to price of the seven, at 1.21 percent of the median sale, despite having the second highest dollar bill. And it is the slowest market here, at a median 24 days, with only 37 percent of sales clearing asking price against 74 percent in Berkeley Heights. Updated September 6, 2026.
The comparison
Every town below is drawn from the same database over the same trailing twelve months, so these numbers are directly comparable. Tax is the median annual bill recorded on homes that sold. The last column is that bill as a share of the median sale price.
| Town | Sales | Median price | Per sq ft | Median sq ft | Median acres | Median days | Sold over ask | Median tax | Tax as share of price |
|---|---|---|---|---|---|---|---|---|---|
| Warren Township | 180 | $1,182,500 | $414 | 2,870 | 1.50 | 24 | 37% | $14,332 | 1.21% |
| Watchung Borough | 64 | $1,045,000 | $370 | 2,883 | 1.50 | 19 | 48% | $17,092 | 1.64% |
| Berkeley Heights | 131 | $907,500 | $465 | 1,950 | 0.36 | 14 | 74% | $12,612 | 1.39% |
| Bernards Township, Basking Ridge | 263 | $875,000 | $418 | 2,008 | 0.89 | 17 | 63% | $11,517 | 1.32% |
| Long Hill Township | 75 | $785,000 | $381 | 1,886 | not matched | 14 | 72% | $11,521 | 1.47% |
| Bridgewater Township | 402 | $708,000 | $363 | 1,875 | 0.75 | 17 | 61% | $9,666 | 1.37% |
| Green Brook Township | 81 | $674,000 | $362 | 1,802 | 0.40 | 23 | 44% | $11,530 | 1.71% |
These figures cover every residential property type in the MLS, including townhouses and condominiums, not detached houses alone. Bernards Township is the municipality that contains Basking Ridge. Medians are exact, not approximated. Median acres is drawn from county parcel records for detached houses only, and Long Hill shows as not matched because none of its detached sales in this window carry a county acreage in the data.
Price per square foot uses one basis for all seven towns, the parcel record's living area with the listing's own figure as fallback, so the towns are comparable to each other. Elsewhere on this site Warren's price per square foot is reported as $419, the stricter parcel only basis, and as $414 by the Warren Housing Index (WRNX), which uses this same broader basis over the same window. Both are correct and each is labelled where it appears. This update also matches the newest closings to their parcel records, which earlier readings could not, so the per square foot and living area figures moved in the towns where the parcel record and the listing figure differ most, Berkeley Heights above all.
The tax share column is the median bill over the median price, which is the only form that can be compared across towns from published medians. It is not the same statistic as the 1.26 percent median effective rate on the by the numbers page, which is the median of each individual sale's own tax to price ratio. Ratio of medians and median of ratios are different measures and neither is wrong.
Warren is not expensive per square foot
This is the finding that surprises people, including people who live here. Warren's median price is 35 percent above Bernards Township and 67 percent above Bridgewater. Its price per square foot is four dollars below Bernards and fifty one dollars below Berkeley Heights.
The gap is size. The median Warren house that sold measured 2,870 square feet. Bernards was 2,008 and Bridgewater 1,875, smaller by 862 and 995 square feet. On land the gap is wider still: an acre and a half in Warren against 0.89 in Bernards, 0.75 in Bridgewater and 0.36 in Berkeley Heights. Watchung is the only town here in the same territory on both, with the same acre and a half median and a slightly larger median house, and it sells for $137,500 less. Warren's premium is a quantity premium, not a rate premium.
If your budget is fixed and you want the most house and land for it, Warren is competitive with its neighbors on rate and wins on size. If you want a smaller house on a smaller lot, Warren will look expensive, because the inventory that clears here is large. The question is not which town is dearer. It is which town sells the size you want.
Warren has the lowest tax burden relative to price
Warren's median tax bill of $14,332 is the second highest of the seven in dollars, behind Watchung. Measured against what homes actually sell for, it is the lowest:
Tax as a share of median sale price. Warren 1.21 percent, Bernards 1.32 percent, Bridgewater 1.37 percent, Berkeley Heights 1.39 percent, Long Hill 1.47 percent, Watchung 1.64 percent, Green Brook 1.71 percent.
Green Brook is the sharpest contrast. Its median home sells for $674,000, a little more than half Warren's, and carries a median bill of $11,530. A Green Brook buyer pays about 80 percent of Warren's tax bill on a house worth 57 percent as much. The mechanics behind Warren's own figure, including why the certified rate and the effective rate do not chain together, are on the Warren property taxes page.
Warren is the slowest of the seven
Warren's median 24 days on market is the longest here, a day ahead of Green Brook at 23, against 14 days in both Berkeley Heights and Long Hill. The sharper measure is the share of sales that clear asking price: 37 percent in Warren, against 74 percent in Berkeley Heights, 72 percent in Long Hill and 63 percent in Bernards.
Two things drive that. Warren's price points are higher, and Warren's own record shows its upper bands running slower and thinner than its middle. And Warren's median sale runs at 99.4 percent of asking while Berkeley Heights runs at 105.7 percent and Long Hill at 104.1, which is a genuinely different negotiating posture. If you are selling in Warren, the launch price carries more weight here than in the faster towns nearby, which is the argument made in detail in selling a home in Warren.
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Where each town wins
Warren. Acre and a half lots, the second largest median house, the lowest tax burden relative to price, the most expensive in absolute terms and the slowest to sell.
Watchung. Same acre and a half lots as Warren and the largest median house of all at 2,883 square feet, at a median $137,500 below Warren, but the highest tax bill on this page and a higher tax share of price. The full head to head: Warren vs Watchung.
Berkeley Heights. The fastest and the hottest of the seven, at 14 days and 74 percent over ask (Long Hill matches the 14 days), and the highest price per square foot at $465. Small lots at a median 0.36 acres. The full head to head: Warren vs Berkeley Heights.
Bernards Township, Basking Ridge. The second largest market here at 263 sales, and the most attached housing at 48 percent, a mix that sits alongside its lower median. The full head to head: Warren vs Basking Ridge.
Long Hill. Fast, competitive and among the lower median tax bills. A Watchung Hills Regional constituent member, like Warren and Watchung. The full head to head: Warren vs Long Hill.
Bridgewater. The largest market of the seven at 402 sales, the lowest median tax bill of the seven, and the second lowest price per square foot at $363, one dollar above Green Brook. The value option on rate. The full head to head: Warren vs Bridgewater.
Green Brook. The lowest median price and the heaviest tax burden relative to price. Note it is a tuition sending district to Watchung Hills, not a constituent member. The full head to head: Warren vs Green Brook.
What this comparison does not settle
These are medians of what sold, not appraisals of comparable houses. A town whose inventory skews to townhouses will show a lower median without being cheaper for an equivalent home. That is exactly why the share of attached sales is worth knowing: it runs from 13 percent in Watchung to 48 percent in Bernards.
Schools, commute, municipal services and character decide most moves and none of them are in this table. Warren, Watchung and Long Hill share a high school district, which the schools page covers.
Twelve months of sales in a small borough is a small sample. Watchung at 64 sales and Long Hill at 75 will move more between updates than Bridgewater at 402.
- Garden State MLS closed sales for all seven municipalities, trailing twelve months through September 2026, matched to county parcel records. Superseded listings excluded. Town names normalised across punctuation variants. Medians computed exactly. Analysis is original to this publication.
Updated September 6, 2026. Refreshed as sales close.
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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.