Livingston Real Estate Market: October 2026

Median Sale Price: $1,240,000

Livingston's residential market closed October with a median sale price of $1.24 million, reflecting the town's consistent positioning in North Jersey's upper-middle market tier. Forty-two homes sold during the month, with the vast majority—41 of those sales—occurring in the over-$700K segment.

Market Overview

October brought measurable momentum to Livingston's housing market after a softer September. Month-over-month sales activity jumped 14.5%, suggesting renewed buyer interest as fall progressed. However, this uptick occurred against a backdrop of tightening inventory and longer selling timelines. The average days on market (DOM) extended to 101 days—a notable increase that reflects the current pace of the market and the time required for homes to move from listing to contract.

The sale-to-list ratio of 102.2% indicates that homes are still commanding prices at or slightly above asking, a sign of underlying buyer demand despite the extended marketing period. Active inventory stood at 97 homes, translating to 6.9 months of supply—a level that favors neither buyers nor sellers decisively, but leans slightly toward a balanced market with modest seller advantage. Year-over-year, the market contracted 1.6%, suggesting October 2025 saw slightly higher transaction volume.

Price Segment Breakdown

The market remains heavily concentrated in the luxury segment. Of the 42 sales recorded, 41 occurred above $700K, with a median price of $1.28 million in that tier. This concentration underscores Livingston's positioning as a premium residential market with limited entry-level inventory. Buyers seeking homes below $700K will face significant scarcity.

What This Means for Owners

If you're considering selling, October's data suggests a window of opportunity. The 102.2% sale-to-list ratio confirms that well-priced homes are still attracting multiple offers. However, the 101-day average DOM warrants realistic expectations about timeline. Homes that sit beyond 120 days may require price adjustment or strategic repositioning. The 6.9-month supply level means your home isn't facing extreme competition, but it also means buyers have options. Pricing competitively from day one and ensuring your property is market-ready remain critical.

What This Means for Buyers

October's market presents a mixed picture. The extended DOM suggests homes aren't flying off shelves, which may create negotiation opportunities—particularly for homes listed above $1.4M or those on the market beyond 90 days. However, the 102.2% sale-to-list ratio reminds buyers that competition persists and homes priced correctly still move briskly. With 6.9 months of supply, you have more options than in a severely constrained market, but inventory remains limited. Budget for a 90–120 day search timeline, and be prepared to move quickly on properties that meet your criteria.

Key Metrics

Metric	Value
Median Sale Price	$1,240,000
Homes Sold (October)	42
Average Days on Market	101
Active Inventory	97
Months of Supply	6.9
Sale-to-List Ratio	102.2%
Year-over-Year Change	-1.6%
Month-over-Month Change	+14.5%
Over $700K Median Price	$1,280,000

AI-generated estimates for informational purposes only. Not appraisals.

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Data sourced from NJMLS and GSMLS via Garden State AI.