Butler's 23.9% climb.

June 2026 tells a clear story in our home markets. Butler closed 10 single family sales, double the count from June 2025, with the median jumping 23.9% year over year to $620,500 and homes trading at 108.3% of list. Kinnelon's numbers ran the other way on paper, with the median falling to $650,000 on just 5 closed sales; that's a classic small-sample swing rather than a market shift, and Kinnelon homes still moved in a footprint-leading 14 days. Morris County as a whole posted an $815,000 median, 14.1% more closed sales than last June, and a 106.3% list-to-sale ratio. The seller's market did not loosen this month; it broadened.

The numbers below come from the New Jersey REALTORS Local Market Update, current for closings recorded during June 2026. Morris County is our home base, and Butler-Kinnelon sits at the county's northern edge alongside our Passaic County towns: Bloomingdale, Pequannock, Riverdale, Wanaque, Wayne, and West Milford. We've broken all of them out below so you can see where price momentum is running strongest.

The headline numbers

What the June numbers actually mean

Butler is the story this month. A 23.9% year-over-year price gain on 10 closed sales is the largest single-month price move we've measured in Butler in the last year of tracking. Inventory tightened to just 7 active listings, roughly 1.3 months of supply, and every well-priced home cleared the market at more than 8% over asking. Sellers who listed in June found genuine multiple-offer competition; buyers who waited for the weekend missed properties.

Kinnelon's data reads differently, but it doesn't say what the headline suggests. Just 5 homes closed in June (down from 11 in June 2025), and the median came in at $650,000, down 26.1% year over year. That is not a demand problem, it's a mix problem. Last June's number was pulled up by upper-bracket Smoke Rise closings; this June's five sales skewed toward mid-market. The tell: homes that did sell moved in 14 days at 106.3% of list, faster than every other town in our footprint.

Morris County at the parent-level absorbed all of it and kept climbing. Closed sales up 14.1%, new listings up modestly, months of supply steady at 2.0, and price up 1.8% year over year. A balanced market would sit at six months of supply; we are at one third of that.

Town-by-town: where the action is

Here is the June 2026 single family breakdown for the eight towns our Butler/Kinnelon office serves most directly:

*Kinnelon's apparent decline reflects a mix-shift; only 5 single family closings recorded in June, versus 11 in June 2025. Riverdale recorded zero single family closings in June 2026 (4 active listings, 3.1 months of supply); the townhouse-condo segment did trade.

A few patterns jump out:

• Wayne is running hottest at the top of the market. $875K median (up 11.0% YoY), 45 closings, and homes going for 110.8% of list in 19 days. See our full Wayne market report for the deeper breakdown.
• Butler is the volume story. Ten closings, up from five in June 2025, with the median crossing $620K. Butler's supply dropped 30% YoY to just 7 active homes.
• Pequannock is quietly one of the tightest markets in the county. 1.0 months of supply, 16 days on market, 106.4% of list, and a $741K median that keeps drifting up.
• Wanaque climbed 17.8% year over year to a $610K median. Buyers who priced Wanaque as a value alternative to Kinnelon are watching that gap close.
• West Milford is the outlier. Inventory rose 23.1% YoY to 96 active listings and days on market stretched to 53. Price softened 4.6%. The lake-area market has room for buyer negotiation right now.

What it means for buyers

The good news: Morris County single family inventory sits at 639 listings, essentially flat year over year (down 0.3%), and there are more Passaic County options than we've had in eighteen months. Across the eight focus towns above, more than 220 active single family homes are on market as of the June cut.

The harder news: pricing has not softened, and in Butler and Wanaque it accelerated meaningfully. Butler homes went at 108.3% of list. Wanaque at 105.5%. The extra inventory in West Milford is a genuine opportunity, but most of our footprint is still absorbing demand faster than supply is adding.

What works right now:

• Pre-approve, then stress-test up. If you were pre-approved in March, the home you can afford at June comps is likely 3 to 8% smaller. Refresh the numbers before you tour.
• Look at homes priced 5 to 10% below your ceiling. Butler and Bloomingdale are converting to 108% of list. Build in the headroom before you offer.
• Watch West Milford and Riverdale for value plays. Both have inventory sitting longer. West Milford's 53-day DOM is genuine negotiating room; use it.
• Move within 72 hours of a new listing going active. Pequannock, Bloomingdale, and Kinnelon are all clearing at 16 days or less. Weekend-only shoppers are losing.

What it means for sellers

June 2026 rewarded prepared sellers. Homes across Morris County traded at 106.3% of list, months of supply held at 2.0, and days on market ran 22 days at the county line. If you've been waiting for the right window to list, June's data supports going now rather than holding for fall.

What's working:

• Price at, or slightly below, the strongest recent comp. The data is clear: aggressively priced homes attract multiple offers that push final numbers past list. Homes priced at the top of the comp range tend to sit, then discount, then close under.
• Professional photography and staging are table stakes. With Wayne, Butler, and Bloomingdale all clearing above 108% of list, buyers are competing on emotional response. Your online presentation is your first showing.
• Butler and Wanaque sellers have real leverage. Butler inventory is down 30% YoY. Wanaque supply sits at 1.6 months. If you were considering listing in the fall, moving up your timeline captures peak demand.
• West Milford sellers should price sharply. With 96 active homes and 53-day DOM, the market is more competitive for sellers. Price below the obvious comp to trigger competition rather than starting high and cutting.
• Skip the Zestimate. Automated valuations lag June data by 60 to 90 days and miss micro-market movement. Get a local, comp-driven valuation before you commit to a number.

The Morris County data table

Source: New Jersey REALTORS, Local Market Update for June 2026, Morris County. Townhouse-condo segment showed a median of $612,500 (up 16.0% YoY) on 96 closings. Adult community segment posted a $450,000 median with closings up 112.5% year over year, a signal of returning downsizer demand.

The bottom line

June 2026 was a two-speed month in our Butler/Kinnelon footprint. Butler ran hot, with a 23.9% price gain and doubled sales volume. Kinnelon's headline number softened on a small sample, but the 14-day pace of sale tells you demand there is intact. Wayne and Pequannock ran quietly strong at the higher end. West Milford opened a modest window for buyers. For anyone considering a move this summer, the data supports action rather than waiting; the fall market will bring more inventory but not, based on this trajectory, materially better pricing.

Butler's median gained more in twelve months than most nearby towns gained in three years. In a 106.3% list-to-sale market, that is what a compressed inventory looks like when demand keeps arriving.