Short Hills New Jersey Real Estate Trends: August 2025 Market Report and Lifestyle Guide
If you are following Short Hills real estate, August brought important changes. Values remain strong, with the average sales price up 15.5% year over year, yet homes are taking longer to sell as inventory builds. Buyers are gaining more options, and sellers are adapting to a market where pricing, presentation, and strategy hold real power.
This month’s report breaks down the numbers from median prices to days on market and highlights what is happening across different price tiers. Whether you are considering selling or buying, these insights will help you move forward with confidence.
Local Market Snapshot August 2025
Average Listing Price: $2,696,294
Average Sold Price: $2,728,941 (up 15.5% YoY)
Sale Price to List Price Ratio: 102.66% (down from 105.12% in July)
Homes Sold: 17 in August | 96 year to date (down 15.8% YoY)
Average Days on Market: 40 in August (up from 24 in July; YTD average 27 vs. 21 last year)
Inventory Level: 23 active listings (vs. 20 last year)
Price Ranges in Short Hills August 2025
Here is how closed sales in August performed across key price brackets:
$1M–$2M
Buyer demand remains high. Homes are selling in about two weeks, usually above list price. Example: 105 Wellington Ave closed 9% over ask in 14 days, while 70 West Rd closed 13% over ask in 9 days.
$2M–$2.5M
Demand is moderate to high. Sales move in roughly 25 days. Example: 27 Inverness Ct sold 11% over ask in 13 days, while 20 Ridge Terrace closed slightly below ask (3.7% under) in 38 days.
$2.5M–$3M
Moderate activity with results depending on pricing. Example: 5 Barry Ln sold 22% over ask in just 7 days, while 374 White Oak Ridge closed 5% under ask after 126 days.
$3M–$3.5M
Buyer activity softens with longer market times. Example: 32 Troy Dr sold 2% below ask after 86 days, while 70 Falmouth St closed 3% under ask in 31 days.
Above $3.5M
This tier remains selective. Most homes are selling below ask and often linger on the market. Example: 91 Fairfield Dr and 2 Spenser Dr each closed 5% under after 90 or more days.
What is Really Happening in the Short Hills Market
The market is shifting toward balance. While values are still up, rising inventory and longer time on market give buyers more negotiating leverage. That said, standout homes under $2M and select listings between $2M and $2.5M continue to drive competitive offers. At the higher end, especially above $3M, strategy matters. Homes need to offer unique appeal to move efficiently.
For sellers, accurate pricing, first rate presentation, and targeted marketing continue to deliver results. Buyers now have more options but must act decisively when standout opportunities emerge.
Buyer and Seller Insights
For Buyers
● You now have more negotiating power as inventory grows and market times extend
● Homes above $3M often close below list price
● Listings under $2M–$2.5M that are well priced continue to move quickly with multiple offers
For Sellers
● Average sales price is up 15.5% year over year
● Listings over $3M must be priced precisely to avoid prolonged market exposure
● With more competition emerging, presentation and marketing are key differentiators
Local Market Outlook
Inventory is expected to continue rising into the fall, further balancing the market. Homes under $2.5M and those boasting updates or premier locations remain in strong demand and often attract multiple offers. Higher price listings, particularly above $3M, require strategic positioning to attract buyers.
Sellers should list while demand remains steady. Buyers have a favorable window to act, especially if they are prepared to move quickly when the right home appears.
Featured Listings in Short Hills and Beyond
Explore this month’s standout homes across Short Hills and nearby areas. From beautifully refreshed Colonials to new build luxury estates, these featured listings represent the best of local living.
Whether you are seeking a move in ready home, a refined retreat, or an investment, each property is selected for its location, design, and lifestyle value. Inventory is moving, especially in the under $2.5M range, so timing is essential.
About Short Hills, NJ
Short Hills, part of Millburn Township in Essex County, is one of New Jersey’s most desirable communities for its refined character, connectivity, and quality of life. Located about 20 miles from Manhattan, it offers Midtown Direct train service, making it an ideal home base for commuters.
The area is known for tree lined neighborhoods, elegant architecture, and a strong sense of community. Stewart Hartshorn designed Short Hills in the late 1800s as a carefully planned community that blended homes with nature, and that vision still defines the area today.
Short Hills is home to approximately 14,000 residents and consistently ranks among the most affluent communities in the nation. The Mall at Short Hills is a nationally recognized luxury shopping destination anchored by brands such as Neiman Marcus and Bloomingdale’s. Residents also enjoy cultural landmarks including the Paper Mill Playhouse and the Cora Hartshorn Arboretum.
With premium schools, premier amenities, and a seamless connection to New York City, Short Hills offers an exceptional lifestyle that continues to attract buyers seeking both sophistication and convenience.
FAQs on Short Hills
Q: Are home prices still rising in Short Hills?
A: Yes, they are up 15.5% year over year, though market activity is showing more stability as inventory rises.
Q: Is it a buyer’s or seller’s market?
A: The market is trending toward balance. Sellers still benefit from elevated pricing, while buyers gain leverage from the rising inventory and longer days on market.
Q: What types of homes are selling fastest?
A: Homes under $2.5M, particularly those with updates or desirable locations, remain highly competitive and often sell above asking price.
Q: How long are homes taking to sell?
A: Average days on market are around 40, up from 24 in July. The most competitive homes still close within two weeks.
Q: Should I list now or wait?
A: Listing now allows you to take advantage of strong buyer interest before the market becomes more competitive.
Q: Do homes over $3M sell quickly?
A: Generally not. Only those offering exceptional design or location move swiftly, and most sell below list after extended market time.
Are You Ready to Make a Move
Whether you are preparing to sell a distinguished Short Hills estate, searching for your next home, or planning a move to one of New Jersey’s most sought after towns, The Saritte Harel Team is your premier partner. Recognized among the Top 5 Realtors in New Jersey and the Top 1.5% nationwide, our team brings unmatched expertise and proven results.
Now is the time to act with confidence. Let us help you position your home for maximum value or secure the right property before the market shifts again.
Connect with us today to explore how we can help you navigate the Short Hills market with purpose and precision.
Follow @saritteharelteam on Instagram for exclusive listings, insights, and local updates.
