Rumson Area Market Update: July 2026
The short version: sellers had the upper hand in almost every town. Prices are up, homes are moving faster, and buyers are paying at or over ask in most places. Let me walk you through it.
Rumson had a big month. 8 homes sold, up from 6 last July, and the average sale price came in at $3,059,405 versus about $1.5M a year ago. That's a real jump, and it isn't one freak sale doing it. The higher-end homes are the ones trading right now. Homes averaged 19 days on market, down from 25. The typical seller got 104% of the asking price at the time of sale. And there are 12 homes already pending, so August closings should look strong too.
Fair Haven is on fire. Sellers there got 111% of asking, on average, spurred by an unbelievable sale that went more than $1M over ask! Six homes sold at an average of $2,100,667, and they averaged just 13 days on market, less than half of last July's 28. The good ones go fast here. If you've been thinking about selling in Fair Haven, this is your window.
Little Silver is heating up too. 5 homes sold at an average of $1,284,000, up from about $1M last year, and the typical seller got 109% of asking. But here's the number that jumped out at me: 12 homes are pending, versus just 3 last July. Buyers are lining up. Days on market averaged 13, down from 16.
Red Bank keeps climbing. 15 homes sold, same as last July, but the average sale price went from $482,560 to $812,427. Homes averaged 21 days on market, down from 32, and sellers got 106% of asking. New listings jumped to 19, so there's more to choose from than a year ago.
Middletown is still the volume leader, by a lot. 95 homes sold, up from 68, with 105 more pending. The average was $892,314, up about 8%. But remember, this is Middletown. Most homes sold closer to $785,000, and there was a sale all the way up at $2.75M in the same month. Pricing here depends entirely on the neighborhood, and county-level numbers won't tell you a thing about your street. Sellers got 106% of asking.
Monmouth Beach had a solid month. 9 homes sold at an average of $1,371,421, up about 7% from last July, and the typical seller got a full 100% of asking, up from 95%. New listings went from 2 to 11, which is a real bump in choices. Homes averaged 30 days on market.
Oceanport was quiet on closings, only 3 homes sold, so I won't read too much into the average. But 10 homes are pending, so next month's picture will look completely different.
Sea Bright is the slow lane. 4 homes sold, and they averaged 68 days on market, the slowest on the Peninsula by a wide margin. That said, sellers got 98% of asking, up from 88% a year ago, and 11 new listings came on versus just 1 last July. Things are loosening up there.
So what does all this mean for you?
If you're selling: this is about as good as it gets. Buyers are competing, days on market are dropping, and in most towns the typical seller is closing at or over ask. But price it right the first time. That's still the whole game. A strong price brings the crowd, and the crowd is what pushes you over asking.
If you're buying: hesitating costs you houses right now. Fair Haven and Little Silver are moving in under two weeks. Get your financing lined up before you fall in love with something, because the good ones don't wait for you.
What it means for you. Sale-to-list numbers are running over 100% in most towns, which means well-priced homes aren't just selling, they're selling above ask. That's a seller's advantage, but it comes with a catch: buyers are rewarding homes that are priced right and prepped right. Overprice it and you'll sit while the competition sells around you. Price it smart and let the crowd push it up. That is the whole game.
If you're buying, days on market are short in most towns, so hesitating costs you houses. Get your financing lined up before you fall in love with something.
Thinking about a move this year? Reach out and I'll give you a straight answer about your town and your street.
