$299,000
11 Mountain Ct
Bedminster, NJ
1 bd1 ba
Condo
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Sarah Mitchell
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Compass Real Estate · Bedminster, NJ
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Bedminster, NJ(512) 555-0184TX License #0512847
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Bedminster, NJ Housing Market
Seller's market
Zillow, July 2026 · Refreshes monthlyRedfin, through December 2025 · No longer updatingFreddie Mac via FRED, September 2026 · Refreshes weekly
The last median sale price Redfin published was $2.25M (through May 2026). With 1.0 months of supply and homes going under contract in about 176 days, Bedminster is a seller's market. At today's 7.03% 30-year fixed rate, 20% down on a $2.25M home is about $12,012/mo in principal and interest.
Key numbers for Bedminster, NJ
Typical asking rent
$2,922/mo
Zillow Observed Rent Index
Zillow, July 2026
Median sale price
$2.25M
Last published period
Redfin, through December 2025
Days on market
176
Slow-moving
Redfin, through December 2025
Active listings
1
1.0 months of supply
Redfin, through December 2025
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$123,289
Home costs 18.2x income
U.S. Census ACS, 2023
Sale-to-list ratio
100.0%
Selling above asking
Redfin, through December 2025
Zillow figures are as of July 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Bedminster a buyer's or seller's market?
Seller's market1.0 months of supply176 days on market100.0% of asking
Bedminster, NJ is a seller's market, based on 1.0 months of supply and homes selling in about 176 days. Under 2 months of supply is a severe shortage: expect competition on almost anything priced correctly, and little room to negotiate below asking.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Bedminster housing market data show?
Every row below is Redfin's final published month for Bedminster, NJ. Redfin, through December 2025
| Metric | Value |
|---|---|
| Median sale price | $2.25M |
| Median price per sq ft | $492/sq ft |
| Median days on market | 176 days |
| Active inventory | 1 listings |
| Months of supply | 1.0 months |
| Sale-to-list price ratio | 100.0% |
| Homes sold (that month) | 1 |
| Market condition | Seller's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Bedminster is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Bedminster is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Bedminster home prices moved?
Across the 34 months we hold for Bedminster, NJ, the median sale price rose 198.0%, from $755,000 in May 2021 to $2.25M. For prices to fall meaningfully from here, supply would have to keep building past 1.0 months while the sale-to-list ratio slips below its current 100.0%. Watch those two together — they move before the median does.
Redfin, through December 2025 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Bedminster?
Priced off the median sale price of $2.25M at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $450,000 | $1.80M | $12,012/mo |
| 5% | $112,500 | $2.14M | $14,264/mo |
Redfin, through December 2025 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $12,012, that implies roughly $514,789 a year before you add taxes and insurance. The median household in Bedminster earns $123,289, about $391,500 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the median sale price to fit the 28% rule. That puts the price-to-income ratio at 18.2x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Bedminster in the next 12 months?
Tell us your timeline. We send the Bedminster market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Bedminster?
Zillow does not publish a rent index (ZORI) for Bedminster, NJ, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Bedminster?
Active listings in Bedminster, NJ went from 3 in September 2024 to 1 in December 2025, a -66.7% change. Falling inventory tightens competition. When supply drops while demand holds, sale-to-list ratios rise before the median sale price does.
| Month | Active listings | New listings |
|---|---|---|
| October 2024 | 4 | 2 |
| January 2025 | 2 | 1 |
| February 2025 | 3 | 2 |
| March 2025 | 2 | 1 |
| April 2025 | 2 | 1 |
| May 2025 | 3 | 2 |
| June 2025 | 2 | 1 |
| July 2025 | 2 | 1 |
| August 2025 | 4 | 2 |
| September 2025 | 2 | not published |
| October 2025 | 1 | not published |
| December 2025 | 1 | not published |
Redfin, through December 2025
How does Bedminster compare to New Jersey and the U.S.?
Bedminster homes sell for $2.25M — 288% above the New Jersey median of $579,900. Against the national median of $410,700, Bedminster runs 448% higher.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Bedminster, NJ | $2.25M | not published | 176 days |
| New Jersey statewide | $579,900 | +3.7% | 35 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through December 2025 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Bedminster
What buyers should watch
- Months of supply, currently 1.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The gap between 5% and 20% down here is $2,252 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $2.25M home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Bedminster listing goes under contract in 176 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 100.0% of asking. Price at the number you want and let competition do the rest.
- Comparable ZIP-level pricing inside Bedminster varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Bedminster
There are currently 1 homes listed for sale in Bedminster, New Jersey. Featured listings range from $299,000 to $770,000.
$299,900
29 Tansy Ct
Bedminster, NJ
1 bd1 ba
Condo
View photos & details
$385,000
32 Morgan Ct
Bedminster, NJ
2 bd1 ba871 sqft$442/ft²
Condo
View photos & details
$389,000
49 Sage Ct
Bedminster, NJ
2 bd2 ba
Townhouse
View photos & details
$417,000
32 Spruce Ct
Bedminster, NJ
2 bd2 ba
Condo
View photos & details
$495,000
80 Wendover Ct
Bedminster, NJ
2 bd2 ba
Condo
View photos & details
$499,000
12 Encampment Dr
Bedminster, NJ
2 bd2 ba1,232 sqft$405/ft²
Condo
View photos & details
$499,900
8 Encampment Dr
Bedminster, NJ
2 bd2 ba
Condo
View photos & details
$515,000
7 Quail Brook Ct
Bedminster, NJ
2 bd3 ba
Condo
View photos & details
$585,000
35 Cambridge Rd
Bedminster, NJ
2 bd3 ba
Condo
View photos & details
$685,000
1204 Timberbrooke Dr
Bedminster, NJ
4 bd3 ba1,944 sqft$352/ft²
Townhouse1,307 sqft lot
View photos & details
$770,000
13 Spencer Ln
Bedminster, NJ
3 bd4 ba
Condo1,484 sqft lot
View photos & details
Looking to buy in Bedminster?
Get connected with a local real estate expert — free, no obligation.
Active listings
1
Homes on market
Avg. days on market
176
Days until sale
Sale-to-list:100.0%
How much do homes cost in Bedminster by property type?
How the Bedminster, NJ market breaks down across single-family homes, condos and townhouses. Redfin, through December 2025
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $2.25M | $492/sq ft | 1 | 176 days |
Who lives in Bedminster?
American Community Survey estimates for Bedminster. U.S. Census ACS, 2023
Population
1,463
Households
532
Median income
$123,289/yr
Median age
43.8 years
Owner-occupied
71.2%
Median home value
$830,800
Median gross rent
$2,917/mo
Mean commute
31.3 min
71.2% of occupied homes in Bedminster are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. Census median gross rent (all leases, including long-held ones) is $2,917/mo, below Zillow's $2,922/mo asking rent on new leases — the difference is roughly what a mover pays over a stayer.
Which public schools serve Bedminster?
1 schools tracked · 428 students
The largest public schools serving Bedminster, NJ by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
Bedminster Township Public School
Grades PK-8 · 428 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Bedminster, NJ?
Ordered by distance from Bedminster, not by size. Compare Bedminster side by side with any of them.
Bedminster housing market FAQ
Is Bedminster a buyer's or seller's market?
Bedminster, NJ is currently a seller's market. That read comes from 1.0 months of supply, homes going under contract in about 176 days, and sellers getting 100.0% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Bedminster?
The median sale price in the last month Redfin published was $2.25M, about $492 per square foot.
Is Bedminster cheaper than the rest of New Jersey?
Bedminster's median sale price of $2.25M is 288% higher than the New Jersey statewide median of $579,900, and 448% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Bedminster?
Homes in Bedminster, NJ spent a median of 176 days on market before going under contract, versus 35 days statewide. Over two months means buyers have time to inspect, compare and negotiate. (Redfin, through May 2026.)
What income do you need to buy a home in Bedminster?
At the current 30-year fixed rate of 7.03%, 20% down on a $2.25M home is about $12,012 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $514,789 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $123,289.
Are home prices rising in Bedminster?
We do not hold a complete 12-month value series for Bedminster, NJ yet, so we are not going to call a direction. The price chart above shows every period we do have.
What are the cheapest ZIP codes in Bedminster?
Bedminster ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Bedminster?
That depends on your timeline, not on a headline. What the data says today: Bedminster, NJ is a seller's market with 1.0 months of supply, the 30-year fixed rate is 7.03%. Properties Incorporated publishes the data; it does not give financial advice.
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