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Featured local agent — Loch Arbour, NJ
Sarah Mitchell
Compass Real Estate · Loch Arbour, NJ
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Loch Arbour, NJ Housing Market
The typical home in Loch Arbour, NJ is worth $3.13M, rose 13.2% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $850,000, -62.2% year over year (through May 2026). With 2.0 months of supply and homes going under contract in about 19 days, Loch Arbour is a balanced market. At today's 7.03% 30-year fixed rate, 20% down on a $3.13M home is about $16,709/mo in principal and interest.
Key numbers for Loch Arbour, NJ
Typical home value
$3.13M
+13.2% in 12 months
Zillow, August 2026
Median sale price
$850,000
-62.2% year over year
Redfin, through December 2025
Days on market
19
Fast-moving
Redfin, through December 2025
Active listings
2
2.0 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
$115,417
Home costs 27.1x income
U.S. Census ACS, 2023
Sale-to-list ratio
94.5%
Selling below asking
Redfin, through December 2025
Zillow figures are as of August 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 Loch Arbour a buyer's or seller's market?
Loch Arbour, NJ is a balanced market, based on 2.0 months of supply and homes selling in about 19 days. Under 4 months of supply tilts the market toward sellers: homes clear faster than they are replaced, so concessions are scarce.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Loch Arbour housing market data show?
Every row below is Redfin's final published month for Loch Arbour, NJ. Redfin, through December 2025
| Metric | Value |
|---|---|
| Median sale price | $850,000 |
| Year-over-year price change | -62.2% |
| Median price per sq ft | $893/sq ft |
| Median days on market | 19 days |
| Active inventory | 2 listings |
| Months of supply | 2.0 months |
| Sale-to-list price ratio | 94.5% |
| Homes sold (that month) | 1 |
| Market condition | Balanced 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 Loch Arbour is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Loch Arbour 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 Loch Arbour home prices moved?
Across the 8 months we hold for Loch Arbour, NJ, the median sale price fell 29.2%, from $1.20M in April 2021 to $850,000. The live Zillow value series has rose 13.2% in the last 12 months, which is the more current read now that Redfin's series has stopped. For prices to fall meaningfully from here, supply would have to keep building past 2.0 months while the sale-to-list ratio slips below its current 94.5%. 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 Loch Arbour?
Priced off the typical home value of $3.13M 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% | $625,971 | $2.50M | $16,709/mo |
| 5% | $156,493 | $2.97M | $19,842/mo |
Zillow, August 2026 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 $16,709, that implies roughly $716,095 a year before you add taxes and insurance. The median household in Loch Arbour earns $115,417, about $600,678 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 27.1x — 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 Loch Arbour in the next 12 months?
Tell us your timeline. We send the Loch Arbour 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 Loch Arbour?
Zillow does not publish a rent index (ZORI) for Loch Arbour, 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 Loch Arbour?
Active listings in Loch Arbour, NJ went from 3 in July 2022 to 2 in December 2025, a -33.3% 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 |
|---|---|---|
| July 2022 | 3 | 1 |
| September 2022 | 1 | not published |
| June 2024 | 2 | not published |
| December 2025 | 2 | not published |
Redfin, through December 2025
How does Loch Arbour compare to New Jersey and the U.S.?
Loch Arbour homes sell for $850,000 — 47% above the New Jersey median of $579,900. Against the national median of $410,700, Loch Arbour runs 107% higher. Year-over-year, Loch Arbour moved -62.2% against New Jersey's +3.7% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Loch Arbour, NJ | $850,000 | -62.2% | 19 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 Loch Arbour
What buyers should watch
- Months of supply, currently 2.0. 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 $3,133 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 $3.13M 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 Loch Arbour listing goes under contract in 19 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 94.5% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- Your equity moved +13.2% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Loch Arbour varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Loch Arbour
There are currently 2 homes listed for sale in Loch Arbour, New Jersey.
Active listings
2
Homes on market
Avg. days on market
19
Days until sale
How much do homes cost in Loch Arbour by property type?
How the Loch Arbour, 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 | $850,000 | $893/sq ft | 1 | 19 days |
Who lives in Loch Arbour?
American Community Survey estimates for Loch Arbour. U.S. Census ACS, 2023
Population
199
Households
79
Median income
$115,417/yr
Median age
56.7 years
Owner-occupied
87.3%
Median home value
$1.28M
Mean commute
27.9 min
87.3% of occupied homes in Loch Arbour 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. The Census self-reported median home value is $1.28M against Zillow's $3.13M typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions.
Which cities are near Loch Arbour, NJ?
Ordered by distance from Loch Arbour, not by size. Compare Loch Arbour side by side with any of them.
Loch Arbour housing market FAQ
Is Loch Arbour a buyer's or seller's market?
Loch Arbour, NJ is currently a balanced market. That read comes from 2.0 months of supply, homes going under contract in about 19 days, and sellers getting 94.5% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Loch Arbour?
The typical home in Loch Arbour, NJ is worth $3.13M (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $850,000, about $893 per square foot.
Is Loch Arbour cheaper than the rest of New Jersey?
Loch Arbour's median sale price of $850,000 is 47% higher than the New Jersey statewide median of $579,900, and 107% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Loch Arbour?
Homes in Loch Arbour, NJ spent a median of 19 days on market before going under contract, versus 35 days statewide. Under three weeks means well-priced listings move before most buyers can schedule a second showing. (Redfin, through May 2026.)
What income do you need to buy a home in Loch Arbour?
At the current 30-year fixed rate of 7.03%, 20% down on a $3.13M home is about $16,709 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $716,095 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $115,417.
Are home prices rising in Loch Arbour?
The typical home value in Loch Arbour, NJ rose 13.2% over the last 12 months, from $2.77M to $3.13M (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Loch Arbour?
Loch Arbour 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 Loch Arbour?
That depends on your timeline, not on a headline. What the data says today: Loch Arbour, NJ is a balanced market with 2.0 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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One email: what homes are actually clearing at around $3.13M, how long they sit, which ZIPs run cheaper, and what to fix on your credit before you apply.