Livingston New Jersey Real Estate Trends: September 2025 Market Report and Lifestyle Guide
Steady Momentum with Signs of Seasonal Balance
As September 2025 unfolded, the Livingston real estate market maintained its steady momentum while showing early signs of seasonal balance. Prices remain strong, but activity has become more measured as inventory expands and buyers take a more deliberate approach.
Homes continue to command healthy results, with the average sale-to-list ratio holding at 103.74%. That figure reflects continued buyer confidence and underscores Livingston’s consistent appeal even as the market begins to normalize.
This month’s analysis breaks down September’s results, key price segments, and what both buyers and sellers can expect heading into fall. Compare trends with Short Hills for a broader view across Essex County.
Local Market Snapshot September 2025
Average Listing Price: $1,187,754
Average Sold Price: $1,212,583 (up 8.3% year over year)
Sale Price to List Price Ratio: 103.74% (nearly identical to August’s 103.13%)
Homes Sold: 24 in September | 271 year to date (up 6.7% YoY)
Average Days on Market: 29 (down from 36 in August; YTD average 27 vs. 25 last year)
Inventory Level: 55 active listings (up 10% from last month)
Under Contract: 44 listings, reflecting consistent buyer engagement
Livingston Market by Price Range September 2025
Under $1M
Entry-level homes and condos continue to move quickly when priced well. Example: 3 N Ridge Road sold 8% above list in just eight days, while 147 W Northfield Road closed within two weeks slightly below ask.
$1M–$1.5M
This range continues to drive much of the local activity. 16 S Cedar Parkway sold 6% above ask in six days, and 113 Beaufort Avenue drew strong competition closing 33% above list after only 11 days.
$1.5M–$2M
Updated homes in this tier remain in demand and continue to see multiple offers. 13 Birchwood Drive sold 11% above ask while 1 Hillary Court closed slightly below list after 35 days.
Above $2M
Luxury listings show more variability but can still achieve standout results. 4 Creighton Drive closed 12% above list after just nine days, while 22 Ross Road lingered before selling below asking, a reminder that accurate pricing remains critical at the higher end
How Livingston’s Market Is Evolving
The September 2025 Livingston data signals a confident but more balanced market. Homes continue to sell at strong prices, but buyers are approaching with greater selectivity, especially in higher price brackets.
Demand under $1.5M remains exceptionally strong. Many listings in this range still attract multiple offers within the first week, underscoring Livingston’s ongoing draw for move-up buyers seeking top-tier schools, modern amenities, and proximity to New York City.
Adding to that appeal, Livingston High School was ranked the number one public high school in Essex County in Niche’s 2026 Best High Schools in New Jersey report. That distinction continues to support housing demand and long-term property values, reinforcing the town’s reputation as one of the most sought-after communities in northern New Jersey.
At the same time, growing inventory gives buyers more choice and time to act strategically, suggesting a healthier balance between demand and supply as the year progresses.
Buyer and Seller Insights
For Buyers
● Inventory rose about 10%, giving you more options than earlier in the year.
● Competition remains strongest under $1.5M where updated homes attract immediate attention.
●Upper-tier listings above $2M offer room for negotiation, especially those on the market for longer periods.
For Sellers
● The average sale price remains 8.3% higher year over year, reflecting continued market appreciation.
● Accurate pricing and presentation are crucial as buyers become more selective.
● Homes positioned with strong photography and staging continue to outperform the market average.
Looking Ahead to Fall 2025
As the market moves from September into October 2025, Livingston is expected to maintain stable conditions with steady buyer activity. Inventory may rise slightly before tapering into winter, giving motivated buyers more opportunities while keeping prices firm for well-presented homes.
Sellers who list this fall can still take advantage of meaningful buyer demand before year-end. Buyers should be ready to move quickly when properties in desirable neighborhoods such as Riker Hill, Burnet Hill, and Collins become available.
Featured Listings in Livingston and Beyond
From beautifully updated Colonials to custom new builds, this month’s featured homes highlight the best of Livingston living. Each offers access to top-ranked schools, local recreation, and convenient commuter routes.
About Livingston, NJ
A vibrant Essex County suburb located about 25 miles from Manhattan, Livingston combines strong schools, abundant parks, and an active community spirit. Its neighborhoods, from Riker Hill’s modern estates to the tree-lined streets of Chestnut Hill, offer variety and enduring appeal.
Residents enjoy shopping and dining along Livingston Avenue, community events at the Memorial Oval, and quick access to major highways and NYC transit. With Livingston High School now ranked the top public high school in Essex County, the town continues to attract families seeking both academic excellence and long-term home value. Learn more in our Livingston Lifestyle Guide
FAQs Livingston Market Insights September 2025
Q: How did Livingston home values trend in September 2025?
A: The average sale price rose to $1.21M, up more than 8% year over year, reflecting continued appreciation and strong demand.
Q: Are buyers gaining more leverage this fall?
A: Slightly. With more homes available, buyers have additional negotiating room, though quality listings continue to sell quickly.
Q: Is demand still strongest under $1.5M?
A: Yes. Homes in that range continue to sell within days and often above asking, particularly in neighborhoods near top-rated schools.
Q: How does Livingston compare to nearby towns like Short Hills or Summit?
A: Livingston offers exceptional value for its price point while maintaining top Essex County school rankings and strong community amenities.
Q: What factors are helping support prices this fall?
A: Low inventory in entry and mid-tier homes, high buyer demand, and the recent recognition of Livingston High School as the best in Essex County all contribute to the town’s continued strength.
Q: What should sellers focus on heading into winter?
A: Align pricing with current market conditions, highlight updates and move-in readiness, and work with a local expert who understands shifting seasonal trends.
Ready to Make a Move
Whether you are planning to sell your Livingston home or begin your search in one of Essex County’s most dynamic markets, The Saritte Harel Team delivers the data-driven strategy and proven expertise that drive results.
Recognized among the Top 5 Realtors in New Jersey and the Top 1.5% nationwide, our team combines analytics, marketing precision, and local insight to help clients achieve success.
Connect today to discuss your goals or request a complimentary home value analysis.
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