If Morris County (Butler/Kinnelon) is the "inventory finally arrived" market and Hudson County (Hoboken) is "still rising but slower," then Union County in April 2026 is something different: a mid-cycle shift. The median single-family sales price actually softened — down 5.2% year-over-year to $677,500. But inventory tightened, percent-of-list-price-received stayed above 104%, and the months-supply dropped from 2.3 to 2.1. The signals are crossed in a way they haven't been in this market for years.
These numbers come from the latest New Jersey REALTORS® Local Market Update, current as of May 9, 2026. Union County covers our Union office market and 20 other municipalities including Cranford, Westfield, Summit, Linden, and Roselle — so countywide trends reflect a mix of price points and buyer profiles.
The headline numbers
$677.5K
32
518
2.1
What the numbers actually mean
The 5.2% median price decline is the headline that grabs attention — but it deserves context. Median is sensitive to what's selling, not just how it's selling. When more entry-level homes close in a given month, median drops even if every individual home sold for full asking. That's part of what we're seeing here.
The supporting numbers tell the rest of the story. Inventory dropped 7.5% year-over-year (the only one of our three counties where inventory actually tightened). Months-supply dropped from 2.3 to 2.1. Percent-of-list-price-received stayed at 104.9% — meaning sellers are still getting nearly 5% over asking on average. None of that looks like a market in decline.
Days on market did climb meaningfully — from 26 to 32, a 23% jump. So homes are selling more slowly than they were last spring. Combined with the median softening, that suggests the very top of the market (high-end single-family in towns like Summit and Westfield) has slowed, while the mid-market is still moving briskly.
Net: Union County remains a seller's market, but the rules are different at different price points. Mid-priced homes are still moving fast and over ask. Higher-end inventory is taking longer.
What it means for buyers
This is one of the most interesting buyer markets in North Jersey right now — but only if you understand the price-point dynamics:
- Under $700K: prepare to compete. Mid-market homes in Cranford, Linden, Roselle, and similar towns are still selling fast and over ask. Have your pre-approval ready, plan for some buyer competition, and don't expect aggressive negotiation room.
- Over $1M: you have time and leverage. Higher-end homes in Summit, Westfield, and other premium towns are sitting longer. The hyper-competitive bidding of 2022-2023 has faded at this level. You can take a second viewing, negotiate inspection items, and request reasonable contingencies.
- The townhouse-condo segment is volatile. Closed sales dropped 30% YoY but new listings jumped 38%. Read: lots of fresh inventory but slower absorption. Selective buyers will find real value here.
What it means for sellers
The market is still working in your favor — homes still go for nearly 5% over ask on average — but how you price and present matters more than it did 12 months ago. Specifics:
- Price right or expect a longer sit. Days on market climbed 23% YoY. Listings that miss on price in the first two weeks are taking noticeably longer to recover. The discipline of pricing strategically (vs aggressively) is paying off.
- For higher-end homes ($900K+): consider pre-listing prep more seriously. Staging, paint touch-ups, and professional photography are the things that separate a 30-day sale from a 60-day sit at this price point right now.
- Watch the comp window carefully. "Comparable sales from six months ago" are no longer comparable in some price points. Recent comps (90 days or fresher) tell a more accurate story.
The full data table
| Metric (Single Family) | April 2026 | YoY Change |
|---|---|---|
| New Listings | 479 | + 7.4% |
| Closed Sales | 198 | – 2.9% |
| Days on Market Until Sale | 32 | + 23.1% |
| Median Sales Price | $677,500 | – 5.2% |
| Pct of List Price Received | 104.9% | – 1.6% |
| Inventory of Homes for Sale | 518 | – 7.5% |
| Months Supply of Inventory | 2.1 | – 8.7% |
Source: New Jersey REALTORS®, Local Market Update for April 2026, Union County. Townhouse-condo and adult-community segments showed more volatility — full breakdowns available on request.
The bottom line
Union County in April 2026 is in a mid-cycle shift. Mid-market homes still favor sellers; high-end homes are slowing meaningfully. For buyers, the right price point unlocks real opportunities you couldn't access two years ago. For sellers, success now hinges on the basics: price honestly, present well, list during the peak window. The fundamentals haven't changed — just the tolerance for sloppy execution.
The mid-market is still hot. The top end is cooling. In one county, both are true.
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