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Featured local agent — Watchung, NJ
Sarah Mitchell
Compass Real Estate · Watchung, NJ
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Watchung, NJ Housing Market
The typical home in Watchung, NJ is worth $1.08M, rose 2.5% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $1.36M, +55.1% year over year (through May 2026). With 6.5 months of supply and homes going under contract in about 15 days, Watchung is a balanced market. At today's 7.03% 30-year fixed rate, 20% down on a $1.08M home is about $5,775/mo in principal and interest.
Key numbers for Watchung, NJ
Typical home value
$1.08M
+2.5% in 12 months
Zillow, August 2026
Median sale price
$1.36M
+55.1% year over year
Redfin, through May 2026
Days on market
15
Fast-moving
Redfin, through May 2026
Active listings
26
6.5 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
$166,536
Home costs 6.5x income
U.S. Census ACS, 2023
Sale-to-list ratio
110.2%
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 Watchung a buyer's or seller's market?
Watchung, NJ is a balanced market, based on 6.5 months of supply and homes selling in about 15 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 Watchung housing market data show?
Every row below is Redfin's final published month for Watchung, NJ. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $1.36M |
| Median list price | $1.30M |
| Year-over-year price change | +55.1% |
| Median price per sq ft | $369/sq ft |
| Median days on market | 15 days |
| Active inventory | 26 listings |
| Months of supply | 6.5 months |
| Sale-to-list price ratio | 110.2% |
| Homes sold (that month) | 4 |
| New listings (that month) | 13 |
| Listings with a price cut | 15.4% |
| 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 Watchung is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Watchung 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 Watchung home prices moved?
Over the last three years the median sale price in Watchung, NJ rose 123.6%, from $610,500 to $1.36M. The live Zillow value series has rose 2.5% in the last 12 months, which is the more current read now that Redfin's series has stopped. 15.4% of Watchung 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 6.5 months while the sale-to-list ratio slips below its current 110.2%. 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 Watchung?
Priced off the typical home value of $1.08M 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% | $216,353 | $865,410 | $5,775/mo |
| 5% | $54,088 | $1.03M | $6,858/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 $5,775, that implies roughly $247,502 a year before you add taxes and insurance. The median household in Watchung earns $166,536, about $80,966 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 6.5x — 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 Watchung in the next 12 months?
Tell us your timeline. We send the Watchung 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 Watchung?
Zillow does not publish a rent index (ZORI) for Watchung, 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 Watchung?
Active listings in Watchung, NJ went from 11 in May 2025 to 26 in May 2026, a +136.4% 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 |
|---|---|---|
| June 2025 | 16 | 12 |
| July 2025 | 12 | 2 |
| August 2025 | 12 | 5 |
| September 2025 | 12 | 5 |
| October 2025 | 13 | 8 |
| November 2025 | 11 | 5 |
| December 2025 | 9 | 4 |
| January 2026 | 9 | 1 |
| February 2026 | 10 | 4 |
| March 2026 | 13 | 9 |
| April 2026 | 22 | 17 |
| May 2026 | 26 | 13 |
Redfin, through May 2026
How does Watchung compare to New Jersey and the U.S.?
Watchung homes sell for $1.36M — 135% above the New Jersey median of $579,900. Against the national median of $410,700, Watchung runs 232% higher. Year-over-year, Watchung moved +55.1% against New Jersey's +3.7% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Watchung, NJ | $1.36M | +55.1% | 15 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 Watchung
What buyers should watch
- Months of supply, currently 6.5. 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 15.4%. 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 $1,083 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 $1.08M 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 Watchung listing goes under contract in 15 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 110.2% of asking. Price at the number you want and let competition do the rest.
- In the last published month Watchung added 13 new listings against 4 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved +2.5% 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 Watchung varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Watchung
There are currently 26 homes listed for sale in Watchung, New Jersey. The median listing price is $1.3M.
Active listings
26
Homes on market
Median list price
$1.3M
Avg. days on market
15
Days until sale
New this week
13
Newly listed
How much do homes cost in Watchung by property type?
How the Watchung, 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 | $1.36M | $369/sq ft | 4 | 15 days |
Who lives in Watchung?
American Community Survey estimates for Watchung. U.S. Census ACS, 2023
Population
6,429
Households
2,327
Median income
$166,536/yr
Median age
46.4 years
Owner-occupied
87.4%
Median home value
$833,300
Median gross rent
$2,571/mo
Mean commute
32 min
87.4% of occupied homes in Watchung 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 $833,300 against Zillow's $1.08M typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions.
Which public schools serve Watchung?
2 schools tracked · 674 students
The largest public schools serving Watchung, 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.
Bayberry School
Grades PK-4 · 398 students
Valley View School
Grades 5-8 · 276 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 Watchung, NJ?
Ordered by distance from Watchung, not by size. Compare Watchung side by side with any of them.
Watchung housing market FAQ
Is Watchung a buyer's or seller's market?
Watchung, NJ is currently a balanced market. That read comes from 6.5 months of supply, homes going under contract in about 15 days, and sellers getting 110.2% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Watchung?
The typical home in Watchung, NJ is worth $1.08M (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $1.36M, about $369 per square foot.
Is Watchung cheaper than the rest of New Jersey?
Watchung's median sale price of $1.36M is 135% higher than the New Jersey statewide median of $579,900, and 232% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Watchung?
Homes in Watchung, NJ spent a median of 15 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 Watchung?
At the current 30-year fixed rate of 7.03%, 20% down on a $1.08M home is about $5,775 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $247,502 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $166,536.
Are home prices rising in Watchung?
The typical home value in Watchung, NJ rose 2.5% over the last 12 months, from $1.06M to $1.08M (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Watchung?
Watchung 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 Watchung?
That depends on your timeline, not on a headline. What the data says today: Watchung, NJ is a balanced market with 6.5 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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