Rumson and The Peninsula Market Update: August 2026
Happy Local Summer! The real estate market in August, which is typically a slower month, was unusually brisk. Across the Peninsula cumulatively 116 homes went under contract, 146 came on the market and 153 sales closed. Currently there are 190 homes active and 219 sitting under contract, which means a whole lot of closings are coming down the pike over the next month or two. And at the pace homes have been going under contract lately, what's on the market today would last about 1.3 months. That's tight. When supply is that thin, well-priced homes don't sit.
Rumson
Rumson had a busy August. 11 homes came on the market, up from 6 last year, and 12 went under contract versus 10 a year ago. The homes that went under contract were typically 10 days on market, way faster than the 26 we saw last August, with an average asking price of $3,058,292. Today there are 13 active and 25 under contract, so months of supply sits at 1.2. If you've got a Rumson home and it shows well, buyers are ready.
Fair Haven
Fair Haven is moving. 6 homes came on this August against 4 last year, and pending went from 2 a year ago to 7 this month. The homes that went under contract were typically 17 days on market, with an average asking price of $2,835,415. Only 7 homes are active right now and 15 are under contract, which puts months of supply at 0.8. That's the tightest number on the Peninsula. If you're a buyer in Fair Haven, you already know, you have to be ready to go.
Little Silver
8 homes came on in Little Silver, double the 4 from last year, and 7 went under contract, up from 6. The homes going under contract were typically 11 days on market, with an average asking price of $942,143. There are 8 active and 13 under contract today, so about 1.1 months of supply. Quick and steady.
Red Bank
Red Bank held pretty even. 17 came on the market against 16 last year, and 12 went under contract, the same as last August. The difference is speed, the homes going under contract were typically 12 days on market, and the average asking price was $656,233. Red Bank has the most active inventory of the smaller towns, 20 homes right now, with 21 under contract, so months of supply runs 1.8. A touch more breathing room here than most of the Peninsula, but still a seller's market.
Middletown
Middletown is the volume engine, always is. 86 homes came on the market this August, up from 58, and 65 went under contract versus 64 a year ago. The homes going under contract were typically 16 days on market, with an average asking price of $822,526. Today there are 105 active and 115 under contract, so months of supply is 1.2. Just remember Middletown is a dozen different markets in one town, so what's happening on your street matters more than the town number.
Oceanport
Oceanport was quiet on the front end, but busier than last year. 7 homes came on the market, up from 2, and 4 went under contract versus 3 a year ago. The homes going under contract were typically 35 days on market, with an average asking price of $1,378,700. There are 6 active and 8 under contract right now, so about 0.9 months of supply.
Monmouth Beach
Monmouth Beach ran the other direction on contracts. 9 homes came on the market, up from 4 last year, but 6 went under contract versus 9 a year ago. The homes going under contract were typically 52 days on market, with an average asking price of $1,464,333. There are 20 active today and 8 under contract, which is why months of supply here is 3.0, the highest on the Peninsula. If you're buying in Monmouth Beach, you've got more to choose from and a little more time than the neighbors up the road.
Sea Bright
Small numbers in Sea Bright this month. 2 homes came on the market and 3 went under contract. The ones that went under contract were typically 28 days on market, with an average asking price of $2,059,333. There are 11 active and 14 under contract right now, so months of supply is 2.4.
What settled in August
Here's the closed business, the deals that were actually struck a month or two back. Every town's sale-to-list figure is measured against the asking price at the time of sale.
- Rumson: 10 homes closed, down from 12. The average sale price was $3,284,831, and the typical seller got 103% of asking. Homes were typically 18 days on market. - Fair Haven: 4 homes closed, and they averaged $1,747,125. The typical seller got 107% of asking, and homes were typically 13 days on market. - Little Silver: 9 homes closed, up from 1 a year ago. The average sale price was $1,048,056, the typical seller got 105% of asking, and homes were typically 11 days on market. - Red Bank: 14 homes closed, up from 11. The average sale price was $660,016, the typical seller got 103% of asking, and homes were typically 18 days on market, well down from 39 last August. - Middletown: 98 homes closed, up from 72. The average sale price was $996,674, the typical seller got 106% of asking, and homes were typically 14 days on market. - Oceanport: 9 homes closed, up from 2. The average sale price was $1,288,433, the typical seller got 101% of asking, and homes were typically 29 days on market. - Monmouth Beach: 7 homes closed. The average sale price was $1,469,071, the typical seller got 100% of asking, and homes were typically 10 days on market. - Sea Bright: only 2 homes closed, so I'll leave the averages alone this month.
Those sale-to-list numbers tell the real story. Most of the Peninsula closed at or over asking. When the typical seller is getting 100% and up, price it right and you're not leaving any money on the table.
Thinking about a move?
If you're selling, the front-end numbers say buyers are out here and inventory is short in most towns.
If you're buying, homes are going under contract fast in a lot of places, so get your financing squared away before you fall for something.
Questions about your specific town or your specific street? I lived and worked here for the past 27 years, so please reach out. I'm happy to help!
