West Milford Real Estate Market Report: October 2026

Median Sale Price: $515,000

West Milford's real estate market closed October with a median sale price of $515,000 across 78 transactions. While this represents a year-over-year decline of 3.6%, the month-to-month comparison tells a different story: prices rose 9.6% from September, suggesting renewed buyer activity as fall progresses.

Market Overview

October activity in West Milford reflects a market in transition. The 78 sales recorded represent solid transaction volume, with a sale-to-list ratio of 101.8%—meaning homes are selling slightly above asking price on average. This buyer strength contrasts with the elevated inventory level of 132 active listings, which translates to 5.1 months of supply. For context, a balanced market typically sits between 4 and 6 months of supply, placing West Milford near equilibrium but tilted toward sellers having more negotiating room than they did earlier in the year.

Days on market averaged 90 days, a metric that reflects the current pace of sales. This timeframe suggests homes are moving at a moderate clip—neither stalling nor flying off shelves. The combination of above-asking sales paired with extended market time indicates selective buyer interest: the right property at the right price finds a buyer relatively quickly, while others linger.

The year-over-year price decline of 3.6% warrants attention. This modest pullback aligns with broader regional trends and may reflect seasonal softness or shifting buyer preferences. However, the strong month-over-month gain suggests October reversed September's momentum, making it premature to characterize the market as declining.

Price Segment Breakdown

West Milford's market divides into three distinct segments:

Under $400K: 24 sales with a median price of $317,100. This entry-level segment remains active and represents nearly one-third of all transactions.

$400K–$700K: 42 sales with a median price of $547,500. This middle tier dominates the market, accounting for more than half of all sales and anchoring the overall median.

Over $700K: 12 sales with a median price of $815,000. The luxury segment represents 15% of activity, indicating a smaller but persistent high-end buyer pool.

The concentration of sales in the $400K–$700K range reflects West Milford's positioning as a middle-market community. Entry-level inventory moves steadily, while luxury properties require longer marketing periods and more selective buyer matching.

What This Means for Owners

If you own a home in West Milford and are considering selling, October's data offers mixed signals. The above-asking sale-to-list ratio is encouraging—it shows buyer demand exists. However, the 90-day average DOM and elevated inventory suggest patience is required. Pricing competitively and ensuring your home shows well remain critical. The year-over-year price decline indicates this is not a seller's market in the traditional sense; homes priced realistically will sell, but overpriced properties will languish.

What This Means for Buyers

Buyers entering the West Milford market in November should recognize they have options. With 5.1 months of inventory and homes taking 90 days to sell on average, you're not competing in a frenzy. This environment favors negotiation. The fact that homes are selling slightly above asking suggests pricing is generally fair, but individual properties vary. Focus on value and condition rather than rushing. The $400K–$700K segment offers the most selection and liquidity.

Key Metrics

Metric	Value
Median Sale Price	$515,000
Sales (October)	78
Active Inventory	132
Months of Supply	5.1
Average Days on Market	90
Sale-to-List Ratio	101.8%
Year-over-Year Change	-3.6%
Month-over-Month Change	+9.6%

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

Data sourced from NJMLS and GSMLS via Garden State AI.