TICK TICK TICK....BOOM - Here comes Spring 2026

REMAIN CALM

We are less than 1 week away from the Superbowl and that means we are less than 2 weeks away from the start of the spring market. And I am sensing your stress. I see that look in your eyes.

My sellers are prepping their homes for market and despite my assurances, are haunted by uncertainty, having yet to see how great their homes will look once our preparation plans has been completed. 

My buyers are convinced that the low inventory from the fall is a pattern that will last through the spring. But this is all about to change...

Why the Superbowl is the time marker for the start of the Spring house hunting market remains to be explained. It could be that with football safely put to bed; there are no more excuses to procrastinate to find a home and hockey (unless you’re watching Heated Rivalry) isn’t enough of a distraction. Sorry Hockey, but it’s true.   

Serenity Now:

Buyers, take heart that despite that the past few weeks we were in "the quiet season” we still had lovely homes come to market (so inventory is out there, plus my stager is busy – a good indicator of future listings).  In addition, Compass maintains access to exclusive listings, creating opportunities to purchase homes off-market and avoid the intensity of public-market competition. Sellers: Properties, regardless of price point (that had good bones or in good condition) have received multiple offers, all way over ask.

What 2025 Sales Taught Us About 2026 Prices

Click the image to see the each town's statistics

Whether you are selling or buying, knowing the past year’s sales will inform you about the upcoming market. As 2025 concludes, the Q4 data shows a market characterized by rising prices and generally low inventory. However, the specific trends vary notably by town. Here are three key takeaways from the latest statistics:

1. Price Appreciation Trends

All surveyed towns recorded year-over-year price growth. South Orange saw the most significant statistical change with a 27% increase, bringing its average sales price over $1.1M. Montclair maintained the highest price point in the group, averaging over $1.63M (an 11% increase), while towns like West Orange and Bloomfield continued to see steady single-digit growth in the 3-6% range.

2. Supply Constraints in Specific Markets

Inventory remains tight in towns like Glen Ridge and Verona. Listings in these areas have decreased compared to last year, with Glen Ridge showing only one active listing and Verona showing three at the close of the quarter. For buyers in these areas, available options remain very limited compared to historical norms.

3. Inventory Availability

Buyers looking for a wider range of options will find the most volume in West Orange and Maplewood. West Orange leads with 52 active listings. Maplewood is also notable as the only town in this report showing a year-over-year increase in active inventory (+28%), contrasting with the tightening supply seen in neighboring towns.

The Bottom Line

The market remains active as we head into 2026. Whether you are planning to sell or looking to buy, understanding these specific local variances is essential for making informed decisions.

Guidance for Potential Sellers

Start thinking about what’s next

What are the reasons for moving? Lower taxes? Less space? Same space but a different layout? Explore Open Houses in towns where you can achieve your next phase goals. Don’t hesitate to reach out and ask me to set up a collection for those towns so you can familiarize yourself with the housing stock. And DON’T feel like you are bothering me. I have clients who look for years before they decide to actively pursue a new home.

If you cannot buy withough selling, I urge you to contact a mortgage broker (I have great referrals) as there are new mortgage products made for this situation.

Less Is More

As I write this, I’m experiencing agita thinking about what’s in my basement. There are many good reasons to purge.

Less Work on the Back End

Clutter is just delayed decisions, so keep throwing out unnecessary belongings. During the selling process homeowners have a lot of decisions to make and paring down is a big and sometimes overwhelming part of the moving experience. it’s good to do it now when you are not under stress to offset work that will inevitably come later. 

Roomy Closets Sell

A lot of sales presentation ( staging ) is about editing. We want buyers to feel like the home has enough space for their belongings. A few stored boxes in a garage, can be forgiven but a packed closet says to buyers: "You’re going to grow out if this space soon”.

Simplification is the Ultimate Speed.

Decluttering (whether you are selling in the next month or next 2 years) makes you nimble.  If you happen to tour your dream home, you will be ready to pull the trigger to list your home.

It Will Save You Money

Those three photo printers that you have not used in 2 years will cost you $100 to move.

Guidance For Potential Buyers:

I don’t want to sound like a broken record but in case you were distracted here are tips to prepare yourself for the spring market:

Know Your Purchasing Power

Now is the time to get your financials in order, even if you are holding off buying until the fall. Call a mortgage broker (I have several trustworthy referrals) and have them run your numbers and discuss the different mortgage products that are out there. Knowing your price range will allow you to focus on the inventory that is in line with your budget. And you will become a pricing expert.

Know the Recent Comparables (sales)

Essex county’s unique pricing practice (under-listing from 10%-30%) can make house hunting seem like feeling your way around in the dark, but knowing the recent offers and sales prices for similar properties makes everything less opaque.

Slide In (to Offers That Is)…

The fastest way to feel grounded—and confident—in this market is to make an offer. When a home speaks to you, don’t let the idea of competition stop you from stepping in. Even if you don’t win, you walk away with clarity instead of guesswork. You learn:

• How deep buyer demand really is at a given price point or home type

• Where you sit in the lineup, which quietly reveals how aggressive other buyers are—and how to adjust next time

• Whether prices are pushing higher, holding, or softening

Each offer replaces uncertainty with information. And informed buyers make better decisions—often with far less stress.

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