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Featured local agent — Mountain Lakes, NJ
Sarah Mitchell
Compass Real Estate · Mountain Lakes, NJ
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Mountain Lakes, NJ Housing Market
The typical home in Mountain Lakes, NJ is worth $1.22M, rose 4.0% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $925,000, -41.3% year over year (through May 2026). With 2.8 months of supply and homes going under contract in about 20 days, Mountain Lakes is a seller's market. At today's 7.03% 30-year fixed rate, 20% down on a $1.22M home is about $6,506/mo in principal and interest.
Key numbers for Mountain Lakes, NJ
Typical home value
$1.22M
+4.0% in 12 months
Zillow, August 2026
Median sale price
$925,000
-41.3% year over year
Redfin, through May 2026
Days on market
20
Fast-moving
Redfin, through May 2026
Active listings
14
2.8 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$250,001
Home costs 4.9x income
U.S. Census ACS, 2023
Sale-to-list ratio
102.6%
Selling above asking
Redfin, through May 2026
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 Mountain Lakes a buyer's or seller's market?
Mountain Lakes, NJ is a seller's market, based on 2.8 months of supply and homes selling in about 20 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 Mountain Lakes housing market data show?
Every row below is Redfin's final published month for Mountain Lakes, NJ. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $925,000 |
| Median list price | $1.02M |
| Year-over-year price change | -41.3% |
| Median price per sq ft | $378/sq ft |
| Median days on market | 20 days |
| Active inventory | 14 listings |
| Months of supply | 2.8 months |
| Sale-to-list price ratio | 102.6% |
| Homes sold (that month) | 5 |
| New listings (that month) | 8 |
| Listings with a price cut | 21.4% |
| 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 Mountain Lakes is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Mountain Lakes 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 Mountain Lakes home prices moved?
Over the last three years the median sale price in Mountain Lakes, NJ fell 8.3%, from $1.01M to $925,000. The live Zillow value series has rose 4.0% in the last 12 months, which is the more current read now that Redfin's series has stopped. 21.4% of Mountain Lakes listings cut their asking price in the final Redfin month — a modest share, which is what a market looks like when sellers are pricing close to where homes actually clear. For prices to fall meaningfully from here, supply would have to keep building past 2.8 months while the sale-to-list ratio slips below its current 102.6%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Mountain Lakes?
Priced off the typical home value of $1.22M 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% | $243,744 | $974,974 | $6,506/mo |
| 5% | $60,936 | $1.16M | $7,726/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 $6,506, that implies roughly $278,836 a year before you add taxes and insurance. The median household in Mountain Lakes earns $250,001, about $28,835 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 4.9x — above the historical 3x norm but in line with much of the country in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Mountain Lakes in the next 12 months?
Tell us your timeline. We send the Mountain Lakes 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 Mountain Lakes?
Zillow does not publish a rent index (ZORI) for Mountain Lakes, 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 Mountain Lakes?
Active listings in Mountain Lakes, NJ went from 7 in April 2025 to 14 in May 2026, a +100.0% change. Rising inventory is the single most useful leading indicator for buyers: more choice, longer marketing times, and more sellers willing to negotiate before price cuts show up in the median.
| Month | Active listings | New listings |
|---|---|---|
| May 2025 | 6 | 12 |
| June 2025 | 9 | 5 |
| July 2025 | 8 | 10 |
| August 2025 | 8 | 4 |
| September 2025 | 6 | 2 |
| October 2025 | 7 | 4 |
| November 2025 | 5 | 1 |
| December 2025 | 3 | not published |
| January 2026 | 3 | 2 |
| March 2026 | 8 | 8 |
| April 2026 | 17 | 13 |
| May 2026 | 14 | 8 |
Redfin, through May 2026
How does Mountain Lakes compare to New Jersey and the U.S.?
Mountain Lakes homes sell for $925,000 — 60% above the New Jersey median of $579,900. Against the national median of $410,700, Mountain Lakes runs 125% higher. Year-over-year, Mountain Lakes moved -41.3% against New Jersey's +3.7% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Mountain Lakes, NJ | $925,000 | -41.3% | 20 days |
| New Jersey statewide | $579,900 | +3.7% | 35 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Mountain Lakes
What buyers should watch
- Months of supply, currently 2.8. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 21.4%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $1,220 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 $1.22M 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 Mountain Lakes listing goes under contract in 20 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 102.6% of asking. Price at the number you want and let competition do the rest.
- In the last published month Mountain Lakes added 8 new listings against 5 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved +4.0% 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 Mountain Lakes varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Mountain Lakes
There are currently 14 homes listed for sale in Mountain Lakes, New Jersey. The median listing price is $1.0M.
Active listings
14
Homes on market
Median list price
$1.0M
Avg. days on market
20
Days until sale
New this week
8
Newly listed
How much do homes cost in Mountain Lakes by property type?
How the Mountain Lakes, NJ market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $925,000 | $378/sq ft | 5 | 20 days |
Who lives in Mountain Lakes?
American Community Survey estimates for Mountain Lakes. U.S. Census ACS, 2023
Population
4,535
Households
1,418
Median income
$250,001/yr
Median age
43.6 years
Owner-occupied
97.1%
Median home value
$915,100
Median gross rent
$2,941/mo
Mean commute
34.9 min
97.1% of occupied homes in Mountain Lakes 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 $915,100 against Zillow's $1.22M typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions.
Which public schools serve Mountain Lakes?
4 schools tracked · 1,310 students
The largest public schools serving Mountain Lakes, 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.
Mountain Lakes High School
Grades 9-12 · 550 students
Wildwood Elementary School
Grades K-5 · 438 students
Briarcliff Middle School
Grades 6-8 · 257 students
Lake Drive Program for Hearing Impaired
Grades PK-8 · 65 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 Mountain Lakes, NJ?
Ordered by distance from Mountain Lakes, not by size. Compare Mountain Lakes side by side with any of them.
Mountain Lakes housing market FAQ
Is Mountain Lakes a buyer's or seller's market?
Mountain Lakes, NJ is currently a seller's market. That read comes from 2.8 months of supply, homes going under contract in about 20 days, and sellers getting 102.6% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Mountain Lakes?
The typical home in Mountain Lakes, NJ is worth $1.22M (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $925,000, about $378 per square foot.
Is Mountain Lakes cheaper than the rest of New Jersey?
Mountain Lakes's median sale price of $925,000 is 60% higher than the New Jersey statewide median of $579,900, and 125% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Mountain Lakes?
Homes in Mountain Lakes, NJ spent a median of 20 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 Mountain Lakes?
At the current 30-year fixed rate of 7.03%, 20% down on a $1.22M home is about $6,506 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $278,836 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $250,001.
Are home prices rising in Mountain Lakes?
The typical home value in Mountain Lakes, NJ rose 4.0% over the last 12 months, from $1.17M to $1.22M (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Mountain Lakes?
Mountain Lakes 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 Mountain Lakes?
That depends on your timeline, not on a headline. What the data says today: Mountain Lakes, NJ is a seller's market with 2.8 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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