Union County NJ Real Estate Market: What Happened This Summer + What to Expect This Fall

If the Union County NJ real estate market felt a little different this summer, the numbers back that up.

After years of extremely limited inventory and seemingly every well-located home turning into a bidding war, we started to see a shift across Union County this summer.  More homes came on the market, inventory climbed, homes took slightly longer to sell, and buyers had more choices.

But this is where the market gets more nuanced: home prices are still up, most homes are still selling above asking price, and some are selling WAY above asking.

So no, we haven’t suddenly shifted to a buyer’s market. But we have moved into a market where buyers can be a little pickier — and where pricing, condition and strategy matter more for sellers.

What Happened in the Union County NJ Real Estate Market This Summer?

Buyers Finally Had More Options

The biggest change this summer was inventory.

By August, there were 632 homes for sale across Union County — 58.4% more than August 2025. New listings were also up 40.5% year-over-year, with 364 new properties hitting the market during the month. You can also see the latest numbers for individual towns on my Union County NJ real estate market reports page.

That’s a noticeable change from the ultra-tight market we’ve gotten used to.

The chart above really puts the shift into perspective. Inventory has been building throughout 2026, reaching 632 available properties in August. At the same time, months’ supply of inventory (MSI) climbed to 2.16 months, its highest level compared with the same period in 2024 and 2025.

But there’s some important context here.

While 632 homes may feel like a lot compared with the last few years, inventory is still historically low. Before COVID, Union County would commonly have 1,500–1,900 homes available at a given time — more than double, and sometimes triple, today’s inventory.

So yes, buyers have significantly more choices than they did last year. But we’re nowhere near an oversupplied market.

Buyers Are Getting Pickier

As inventory increased, the number of actual sales slowed.

There were 293 homes sold in Union County in August, down 12.8% from August 2025. Homes also took slightly longer to sell, with average days on market increasing to 28 days compared with 26 days last August.

Twenty-eight days is hardly a slow market. But combined with the increase in inventory, it tells us something important: buyers aren’t feeling quite the same pressure to jump on every new listing.

And that’s exactly what I’ve been seeing on the ground. When buyers have more options, they can afford to be more selective.

But Don’t Mistake More Inventory for Falling Prices

This is where the market gets interesting.

Despite significantly more homes being available, the average Union County sale price in August was $920,633 — 6.3% higher than August 2025. The median sale price was $720,000, also up 6.3% year-over-year.

Homes also sold for an average of 104.89% of their list price in August.

And 68% of homes still sold above asking price. While that’s down slightly from earlier in the summer, there were still some major standouts — including homes selling as much as 58% over their asking price.

That’s why I keep describing this as a more nuanced market, rather than a weak one.

Some homes are still attracting multiple offers and selling significantly over asking. Others are sitting longer, reducing their price or giving buyers more room to negotiate.

The gap between the two is becoming more noticeable.

What Should We Expect From the Fall Real Estate Market?

Historically, we tend to see another bump in inventory in September and October as sellers try to take advantage of the fall real estate market before activity slows around the holidays.

This year, we’re entering that period with considerably more inventory already available than we had a year ago.

If the typical fall listing bump materializes, buyers could have even more choices over the next several weeks.

But more inventory doesn’t necessarily mean lower prices.

Demand remains strong, and inventory is still low by historical standards. Instead, I expect the trend we started seeing this summer to continue: a more selective market.

If You’re Thinking About Selling This Fall

This isn’t the market to “test” an aggressive price and assume buyers will come anyway.

The homes that are priced correctly, prepared well and marketed effectively can still generate significant competition. But buyers now have enough alternatives that they’re more willing to pass on a home that feels overpriced or has drawbacks.

That makes your pricing and launch strategy especially important.

The first couple of weeks on the market matter.

If buyers don’t respond to the home when it’s fresh, adjusting quickly may be much more effective than waiting for the market to catch up to an ambitious price.

If you’re considering selling, understanding where your home fits within this changing market is an important first step. You can learn more about my approach to selling a home in Union County NJ here.

If You’re Thinking About Buying This Fall

There may be more opportunity than you’ve had in a while.

That doesn’t mean you can expect a deal on every house. The best homes can still be extremely competitive, and 68% of August sales still closed above asking price.

But buyers don’t necessarily need to approach every new listing as though it’s going to have 15 offers.

Homes that have been sitting for a few weeks, had a price adjustment or need some updating may offer opportunities that were much harder to find over the past several years.

The key is understanding the difference between a home where you need to be aggressive and one where you may have some leverage. Thinking about making a move? You can learn more about how I help buyers navigate the Union County real estate market, from getting prepared to putting together the right strategy when you find the one.

The Bottom Line for the Union County NJ Real Estate Market

The Union County market isn’t suddenly slow — it’s becoming more discerning.

More inventory is giving buyers choices, but strong demand continues to support home prices. For sellers, that means pricing and strategy matter more. For buyers, it means there may finally be a little more room to breathe.

And remember: countywide numbers only tell us part of the story. What’s happening can vary significantly by town, price point and even the individual property.

If you’re considering buying or selling a home in Cranford, Westfield, Scotch Plains, Fanwood or elsewhere in Union County, I’m always happy to take a closer look at what the numbers mean for your specific move.

Market data based on Garden State MLS information through August 31, 2026. Source data is deemed reliable but not guaranteed.