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Featured local agent — Old Tappan, NJ
Sarah Mitchell
Compass Real Estate · Old Tappan, NJ
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Old Tappan, NJ Housing Market
The typical home in Old Tappan, NJ is worth $1.25M, rose 5.8% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $1.24M, +1.0% year over year (through May 2026). With 6.0 months of supply and homes going under contract in about 57 days, Old Tappan is a buyer's market. At today's 7.03% 30-year fixed rate, 20% down on a $1.25M home is about $6,670/mo in principal and interest.
Key numbers for Old Tappan, NJ
Typical home value
$1.25M
+5.8% in 12 months
Zillow, August 2026
Median sale price
$1.24M
+1.0% year over year
Redfin, through May 2026
Days on market
57
Average pace
Redfin, through May 2026
Active listings
24
6.0 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
$199,250
Home costs 6.3x income
U.S. Census ACS, 2023
Sale-to-list ratio
99.2%
Selling below 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 Old Tappan a buyer's or seller's market?
Old Tappan, NJ is a buyer's market, based on 6.0 months of supply and homes selling in about 57 days. Above 5 months of supply, homes start accumulating faster than they clear, which is where buyers gain leverage on price, repairs, and closing costs.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Old Tappan housing market data show?
Every row below is Redfin's final published month for Old Tappan, NJ. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $1.24M |
| Median list price | $1.35M |
| Year-over-year price change | +1.0% |
| Median price per sq ft | $596/sq ft |
| Median days on market | 57 days |
| Active inventory | 24 listings |
| Months of supply | 6.0 months |
| Sale-to-list price ratio | 99.2% |
| Homes sold (that month) | 4 |
| New listings (that month) | 11 |
| Listings with a price cut | 8.3% |
| Market condition | Buyer'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 Old Tappan is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Old Tappan 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 Old Tappan home prices moved?
Over the last three years the median sale price in Old Tappan, NJ rose 29.6%, from $955,000 to $1.24M. The live Zillow value series has rose 5.8% in the last 12 months, which is the more current read now that Redfin's series has stopped. 8.3% of Old Tappan 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 6.0 months while the sale-to-list ratio slips below its current 99.2%. 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 Old Tappan?
Priced off the typical home value of $1.25M 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% | $249,885 | $999,539 | $6,670/mo |
| 5% | $62,471 | $1.19M | $7,921/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 $6,670, that implies roughly $285,862 a year before you add taxes and insurance. The median household in Old Tappan earns $199,250, about $86,612 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 6.3x — 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 Old Tappan in the next 12 months?
Tell us your timeline. We send the Old Tappan 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 Old Tappan?
Zillow does not publish a rent index (ZORI) for Old Tappan, 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 Old Tappan?
Active listings in Old Tappan, NJ went from 23 in May 2025 to 24 in May 2026, a +4.3% change. Inventory has been roughly flat, which usually keeps prices moving with rates rather than with local supply.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 26 | 8 |
| July 2025 | 26 | 6 |
| August 2025 | 19 | 3 |
| September 2025 | 21 | 7 |
| October 2025 | 21 | 5 |
| November 2025 | 17 | 2 |
| December 2025 | 14 | 2 |
| January 2026 | 14 | 4 |
| February 2026 | 19 | 6 |
| March 2026 | 19 | 4 |
| April 2026 | 18 | 7 |
| May 2026 | 24 | 11 |
Redfin, through May 2026
How does Old Tappan compare to New Jersey and the U.S.?
Old Tappan homes sell for $1.24M — 113% above the New Jersey median of $579,900. Against the national median of $410,700, Old Tappan runs 201% higher. Year-over-year, Old Tappan moved +1.0% against New Jersey's +3.7% — a smaller swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Old Tappan, NJ | $1.24M | +1.0% | 57 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 Old Tappan
What buyers should watch
- Months of supply, currently 6.0. 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 8.3%. 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 $1,251 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 $1.25M 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 Old Tappan listing goes under contract in 57 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 99.2% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Old Tappan added 11 new listings against 4 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved +5.8% 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 Old Tappan varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Old Tappan
There are currently 24 homes listed for sale in Old Tappan, New Jersey. The median listing price is $1.3M.
Active listings
24
Homes on market
Median list price
$1.3M
Avg. days on market
57
Days until sale
New this week
11
Newly listed
How much do homes cost in Old Tappan by property type?
How the Old Tappan, 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 | $1.42M | $652/sq ft | 2 | 129 days |
| Condo / co-op | $799,000 | $666/sq ft | 1 | 41 days |
| Townhouse | $985,000 | $533/sq ft | 2 | 51 days |
Who lives in Old Tappan?
American Community Survey estimates for Old Tappan. U.S. Census ACS, 2023
Population
5,896
Households
1,935
Median income
$199,250/yr
Median age
44.8 years
Owner-occupied
89.8%
Median home value
$910,600
Median gross rent
$3,241/mo
Mean commute
32.7 min
89.8% of occupied homes in Old Tappan 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 $910,600 against Zillow's $1.25M typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions.
Which public schools serve Old Tappan?
3 schools tracked · 1,826 students
The largest public schools serving Old Tappan, 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.
Northern Valley Regional High School at Old Tappan
Grades 9-12 · 1,068 students
T. Baldwin Demarest Elementary School
Grades PK-4 · 399 students
Charles DeWolf Middle School
Grades 5-8 · 359 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 Old Tappan, NJ?
Ordered by distance from Old Tappan, not by size. Compare Old Tappan side by side with any of them.
Old Tappan housing market FAQ
Is Old Tappan a buyer's or seller's market?
Old Tappan, NJ is currently a buyer's market. That read comes from 6.0 months of supply, homes going under contract in about 57 days, and sellers getting 99.2% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Old Tappan?
The typical home in Old Tappan, NJ is worth $1.25M (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $1.24M, about $596 per square foot.
Is Old Tappan cheaper than the rest of New Jersey?
Old Tappan's median sale price of $1.24M is 113% higher than the New Jersey statewide median of $579,900, and 201% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Old Tappan?
Homes in Old Tappan, NJ spent a median of 57 days on market before going under contract, versus 35 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in Old Tappan?
At the current 30-year fixed rate of 7.03%, 20% down on a $1.25M home is about $6,670 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $285,862 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $199,250.
Are home prices rising in Old Tappan?
The typical home value in Old Tappan, NJ rose 5.8% over the last 12 months, from $1.18M to $1.25M (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Old Tappan?
Old Tappan 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 Old Tappan?
That depends on your timeline, not on a headline. What the data says today: Old Tappan, NJ is a buyer's market with 6.0 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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