West Orange Real Estate Market Report: October 2026

Median Sale Price: $665,000

West Orange's residential real estate market remained relatively stable in October 2026, with a median sale price of $665,000 across 86 closed transactions. The market showed modest year-over-year growth of 0.5%, indicating a plateau after months of price appreciation. Month-over-month, prices declined slightly by 1.5%, a typical seasonal pattern as fall inventory typically includes a broader range of properties.

Market Overview

October activity reflects a balanced market with neither strong seller nor buyer advantage. The sale-to-list ratio of 106.8% indicates that homes are selling slightly above asking price on average, though this metric masks significant variation across price segments. With 106 active listings and 3.7 months of supply on hand, West Orange remains in a moderate seller's market—above the 6-month threshold that would indicate a balanced market, but well below the 12+ months that would signal a buyer's advantage.

Days on market averaged 76 days, suggesting homes are taking roughly 2.5 months to sell from listing to closing. This timeframe is consistent with previous months and reflects the typical pace for the Essex County market. Properties are neither moving with urgency nor languishing, indicating realistic pricing across most segments.

Price Segment Breakdown

The market's composition reveals distinct buyer activity across three price tiers:

Under $400K (10 sales, median $325,000): This segment represents the smallest share of October sales at 11.6% of transactions. Limited inventory at this price point continues to constrain buyer options in the entry-level market.

$400K–$700K (40 sales, median $604,000): This middle segment dominated October activity, accounting for 46.5% of all sales. This range captures the core of West Orange's market and reflects steady demand from move-up buyers and primary residence purchasers.

Over $700K (36 sales, median $850,000): The luxury segment represented 41.9% of October sales, indicating sustained interest in higher-priced properties. This segment's strength suggests continued demand from affluent buyers, though price appreciation in this tier has moderated.

What This Means for Owners

If you own a home in West Orange and are considering selling, current conditions favor listing before winter. The 106.8% sale-to-list ratio suggests pricing discipline is rewarded, but the slight month-over-month price decline signals that the market may soften further as we enter the slower winter season. Properties priced competitively in the $400K–$700K range have the strongest buyer pool. Homes listed now benefit from motivated fall buyers before holiday season distractions reduce showings.

What This Means for Buyers

Buyers should recognize that West Orange remains a seller's market, but with less intensity than earlier in 2026. The 76-day average DOM suggests negotiating room exists for well-priced properties, particularly those that have been listed longer. The 3.7-month supply provides adequate selection without the scarcity that characterized spring markets. Buyers in the under-$400K segment face the tightest conditions and should act decisively on suitable properties. Those shopping in the $400K–$700K range have the most options and may find better terms with patient searching.

Key Metrics

Metric	Value
Median Sale Price	$665,000
Homes Sold (October)	86
Active Inventory	106
Days on Market (Avg)	76
Months of Supply	3.7
Sale-to-List Ratio	106.8%
Year-over-Year Change	+0.5%
Month-over-Month Change	-1.5%

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

Data sourced from NJMLS and GSMLS via Garden State AI.