The median home price in Warren Township recently crossed seven figures, driven by tight inventory and strong demand for detached houses. Over the 90 days ending September 30, 2026, the township saw 55 closed sales, every one of them a single-family home.
That said, buyers here aren't bidding blindly over asking on every listing. Only about 41% of homes sold above list price in that same window. Your strategy shifts depending on how a specific property is priced and how long it's been sitting.
Key Takeaway
Warren is a tight, almost entirely single-family seller's market, but fewer than half of homes sold above asking in the 90 days ending September 30, 2026. Save your strongest offers for newly listed, well-priced homes and negotiate on listings that have lingered. If you need a condo or townhouse, widen your search beyond Warren, where attached homes barely trade.
Who This Guide Is For
You're planning to buy or sell a home in Warren Township in the coming months and need to decide how to price an offer or a listing against what homes are selling for now.
Overview of the Warren Market
Warren is a tight, single-family-only seller's market where the median sale price recently crossed seven figures, up sharply over the previous year. Active inventory sits at just 32 homes, which leaves buyers with a limited pool in any given month.
That doesn't make it a bid-over-everything market. Fewer than half of homes sold above asking despite a sale-to-list ratio just above 100%, and the median home took 27 days to sell. Save aggressive offers for fresh, well-priced listings and negotiate on the rest. Sellers who price above recent closed sales are the ones who sit.
A few questions can point you to the right section:
Do you need a condo or townhouse rather than a detached house? If yes, read "Single-Family Homes vs. Condos and Townhouses" first, because Warren's recent sales offer almost nothing attached.
Is the home you want newly listed, or has it been on the market longer than typical? Fresh listings: see "Newly Listed Homes Priced Near Recent Sales". Lingering ones: see "Homes Past the Typical Days on Market".
How much house does your budget buy? Use the worked example in "Price Per Square Foot", then budget the extras in "Costs Beyond the Purchase Price".
Are you selling and setting a list price? Go to "How to Price Your Home" and "How Long It Takes to Sell".
Is Warren a Buyer's or Seller's Market?
Supply favors sellers right now. The township currently has 1.8 months of supply, well below what housing economists consider a balanced market, which is generally five to six months, where moderate price appreciation occurs.
Under two months of supply means a seller competes with very few other listings and a buyer often has only a handful of homes to choose from. With roughly 32 active listings, a few new properties coming on can move this figure quickly, so read it as a snapshot rather than a permanent condition.
Why Fewer Than Half of Homes Sell Over Asking
The overall sale-to-list ratio in Warren sits just above 100%, yet most sales didn't go over list. In the latest quarter, more Warren homes closed at or below asking than above it. The premium is real but concentrated in a minority of homes.
Overbidding is a listing-by-listing decision, not a default strategy for the whole township. Public data doesn't show which homes earned the premiums. Ask the listing agent for the full price history, including the original list price, any reductions, and days on market, for the specific comparable sales near the home you're considering.
Warren Home Prices and Trends
The typical Warren sale is well into seven figures and up sharply from a year earlier. A buyer budgeting from comparable sales that are a year old is likely underbudgeting by roughly a tenth.
Pricing dynamics shift based on property size, age, and condition, so it helps to work through the township's medians in terms you can use.
Median Home Price and Yearly Change
The median sale price for all homes in Warren reached $1,264,398 over the 90 days ending September 30, 2026, an 11.4% increase year over year.
One caveat: a 90-day median drawn from 55 sales moves with which homes happened to close. A few large or newly built homes can lift the township median, so that figure isn't the exact amount any single home gained in value.
Price Per Square Foot
At the recent median of $403 per square foot, a 2,500-square-foot house lands near $1 million. Step up to a $1.5 million budget and you can expect roughly 3,700 square feet. Use these figures to decide which listings belong on your shortlist.
Per-square-foot medians blend lot size, age, and condition, so the math breaks down when acreage, an updated kitchen, or a dated interior enters the picture. Use it to narrow a search, not to write an offer.
Single-Family Homes vs. Condos and Townhouses
All 55 homes sold in Warren in the quarter ending September 30, 2026, were single-family houses. Nearly every active listing is detached as well, with 30 of the 32 active listings falling into that category.
The market numbers on this page describe detached houses. If you need a lower-maintenance attached home, Warren offers almost nothing, and condo pricing can't be read from this data because too few sold to report.
Buying a Home in Warren
Buyers face a split market in Warren. You'll either compete on fresh, well-priced listings or negotiate on lingering ones, and understanding which situation you're in dictates how you structure your offer and what contingencies you can keep.
Newly Listed Homes Priced Near Recent Sales
These are the likeliest homes to draw over-asking offers. Get pre-approved and set your ceiling from closed comparable sales and price per square foot before the first showing.
If you bid above list, the appraisal may come in lower, and the gap is yours to cover in cash. Ask your lender how they'd handle an appraisal gap before you escalate the price.
Homes Past the Typical Days on Market
Once a listing passes the 27-day median time on market, the seller has watched the fresh-listing window close. That's the clearest public sign of room to negotiate on price or credits.
A home that sits may have a reason: condition, location, or flood exposure. Ask the seller whether the home is on public sewer and water or on septic and a well, and check the inspection before treating the property as a bargain.
Costs Beyond the Purchase Price
Because Warren's median sale price exceeds the mansion-tax threshold, a typical purchase here triggers New Jersey's Graduated Percent Fee. Effective for deeds recorded on or after July 10, 2025, the state's former flat 1% buyer-paid mansion tax was replaced by a seller-paid Graduated Percent Fee, which charges 1% for sales over $1 million, scaling up to 3.5% for sales at $3.5 million and above.
Buyers still need to account for property taxes, which sit at a general tax rate of 1.752 per $100 of assessed value for 2026. A tax bill can change after reassessment or a sale, so ask the Warren Township tax assessor for the property's current assessed value and most recent tax bill rather than relying on the listing. For more on the full process, review the steps to buying a home in Warren.
Selling a Home in Warren
Low supply helps sellers, but only if the price is believable. Premiums go to homes priced in line with recent closed sales; overpriced homes sit.
The choice is straightforward: anchor to comparable sales and compete for the over-asking minority, or price above them and wait.
How to Price Your Home
Anchor your list price to closings from the last 90 days, not to what neighbors are asking. The sale-to-list ratio is 100.6%, which means homes priced to the comparable sales are the ones closing at or above list.
Pricing low to spark a bidding war isn't a guarantee in Warren. Most recent sales didn't go over asking, so you may simply get the list price.
How Long It Takes to Sell
The typical home in Warren takes about a month to secure a buyer. Add the contract-to-closing period and budget carrying costs, mortgage, taxes, utilities, for that entire stretch. You'll also need to account for seller-side transfer costs, including the Graduated Percent Fee on sales above the mansion-tax threshold, so ask your attorney or closing agent how New Jersey's mansion tax and realty transfer fee apply at your price.
If you're also buying in Warren, the tight supply that helps your sale works against your purchase. Plan the sequence, whether a sale contingency or bridge financing, with your lender before listing.
Market Outlook for Warren
Warren's current pricing is supported by low supply rather than a guaranteed forecast. Prices would soften if that supply builds over the coming months, and one quarter of data can't establish a permanent trend.
Will Home Prices Drop in Warren?
Low supply is what supports prices today. With fewer than two months of inventory available, buyer demand outpaces the number of homes for sale.
That year-over-year jump came from a single 55-sale quarter. A different mix of homes next quarter could show a flat or lower median even if individual property values didn't fall.
What Would Shift the Market Toward Buyers
Several signals in future reports would indicate a shift toward buyers: active listings rising above the current count, months of supply climbing, the over-asking share shrinking, and median days on market lengthening.
Each of these shifts would give buyers more negotiating power. These signals often move together only after two or three quarters, and waiting for confirmation can mean the prices you're watching have already moved.
Schools in Warren Township
Warren Township is served by the Warren Township Schools district for prekindergarten through eighth grade, with the business office located at 213 Mt. Horeb Road. High school students move on to Watchung Hills Regional High School, a sending-district regional school at 108 Stirling Road that serves Warren along with Watchung, Green Brook, and Long Hill.
Attendance zones and enrollment rules can change, so confirm school assignment for the specific address through the district's own lookup. Reach out if you need help verifying an address against the district map.
At a Glance
Median sale price: $1,264,398 (all homes, 90 days ending Sept. 30, 2026)
Median sale price: $1,264,496 (single-family, 90 days ending Sept. 30, 2026)
Change in median sale price vs. a year earlier: +11.4% (all homes, 90 days ending Sept. 30, 2026)
Homes sold: 55 (all homes, 90 days ending Sept. 30, 2026); all 55 were single-family
Median days on market: 27 (all homes, 90 days ending Sept. 30, 2026)
Sale-to-list ratio: 100.6% (all homes, 90 days ending Sept. 30, 2026)
Share of homes sold above list price: 40.7% (all homes, 90 days ending Sept. 30, 2026)
Months of supply: 1.8 (all homes) and 1.7 (single-family), 90 days ending Sept. 30, 2026
Active inventory: 32 homes (all homes) and 30 homes (single-family), 90 days ending Sept. 30, 2026
Median sale price per square foot: $403 (all homes, 90 days ending Sept. 30, 2026)
Source: Redfin data; condos and townhomes omitted because fewer than 10 sold in the window
Warren, NJ Housing Market FAQs
Is Warren, NJ Expensive to Live In?
Yes, home prices in Warren are well above the state median. That median places Warren among the higher-cost markets in New Jersey. Buyers should also review the township's property tax rate, which adds to monthly carrying costs.
Is Warren, NJ Safe?
To evaluate safety, review the New Jersey State Police Uniform Crime Report for Warren Township's latest reported offenses and per-capita rates. You can compare the township's reported offenses per 1,000 residents against the broader Somerset County figures to understand the area's relative crime numbers.
Does Warren, NJ Flood?
Portions of Warren Township are mapped as flood hazard areas by FEMA. New Jersey law requires sellers to disclose if a property is located in a FEMA Special or Moderate Risk Flood Hazard Area before a buyer signs a contract. Look up the specific address on FEMA's Flood Map Service Center and review the seller's flood disclosure carefully.
Does Warren, NJ Have a Train Station?
No, Warren Township does not have an NJ Transit rail station within its borders. The nearest NJ Transit stations are on the Gladstone Branch to the north, including Millington, Stirling, Gillette, Basking Ridge, and Berkeley Heights, and on the Raritan Valley Line to the southwest at the Bridgewater station. Commuters typically drive to one of these neighboring towns to catch a train.
What County and ZIP Code Is Warren, NJ In?
Warren Township is located in Somerset County, New Jersey. The entire township is served by a single ZIP code, which is 07059. Market data for the area generally covers the township as one unified location.
Does Warren, NJ Have a Downtown?
Warren concentrates its commercial development into a defined Town Center rather than a scattered commercial zone. The township's Master Plan keeps most retail and commercial property confined to a few main corridors, primarily along and behind Mountain Boulevard, Mount Bethel, and Stirling Road. This zoning is designed to create a pedestrian-scale village area for residents.
