Warren's February closings had a median of $833,303, and the month's new listings asked $1,389,000
Ten homes closed in Warren in February 2025 at a median of $833,303 on 18 median days on market. The eleven listings taken during the same month carried a median original ask of $1,389,000.
Ten homes closed in Warren Township in February 2025 at a median price of $833,303 and an average of $951,330. Median days on market was 18, down from 32 in January, and the average sale closed at 100.7 percent of ask with five of the ten at or over asking price. Sales ran from $400,000 to $2,015,000. Eleven new listings were taken during the month at a median original asking price of $1,389,000, which is $555,697 above the month's median closed price.
February in Warren produced two numbers that describe different halves of the market at the same time, and the distance between them is the story.
The month
| Measure | February 2025 | January 2025 |
|---|---|---|
| Closings | 10 | 7 |
| Median price | $833,303 | $1,160,000 |
| Average price | $951,330 | $1,044,914 |
| Median days on market | 18 | 32 |
| Average percent of ask | 100.7 | 98.0 |
| Closed at or over ask | 5 of 10 | 3 of 7 |
| Low sale | $400,000 | $527,000 |
| High sale | $2,015,000 | $1,575,000 |
Ten closings against seven. The median fell $326,697 from January and the average fell $93,584. Days on market was cut nearly in half, and the average sale went from giving up two points to holding above ask.
What closed and what came on
Eleven new listings were taken in Warren during February at a median original asking price of $1,389,000.
Ten homes closed at a median of $833,303.
Those two sets of properties barely overlap. A listing taken in February usually goes under contract in spring and closes in early summer, so the $1,389,000 figure is a statement about what sellers are bringing to market, and the $833,303 figure is a statement about what buyers finished paying for a group of houses that were mostly negotiated in December and January.
Still, the size of the gap is worth sitting with. The middle of the incoming inventory sat $555,697 above the middle of the outgoing sales. That can mean the listing set is composed of larger or better positioned houses, or that sellers are starting high, or both. Eleven listings is not a large enough sample to tell you which, and I am not going to pretend otherwise.
Median original ask describes seller intent at the moment of listing. Median closed price describes completed negotiations from a different set of houses at a different time. They are not a before and after of the same properties, and a gap between them is not a measure of how much sellers will come down. Watch how this February listing cohort settles when it closes in May and June.
Speed and negotiation
Eighteen days is a fast median. Combined with 100.7 percent of ask and five of ten sales at or above the list price, February reads as a month where correctly priced houses did not sit.
Percent of ask compares the sale price to the list price in effect at contract. It does not compare to the original asking price. A house reduced before it went under contract can post a percent of ask above 100 and still have sold for less than it first asked. That distinction matters more in a month like this one, where the incoming asks are so much higher than the closings.
The range
The month ran from $400,000 to $2,015,000, a spread of $1,615,000 across ten sales. That is Warren's normal condition rather than an anomaly. The township carries attached product and modest detached houses in the same MLS as houses above $2,000,000, and in a ten sale month you can get both ends in the same thirty days.
It also explains the $118,027 distance between the median and the average. One sale above $2,000,000 in a ten sale set moves the mean and leaves the midpoint where it was.
Price per square foot
Median price per square foot in February was $407, computed on seven of the ten closings, which is 70 percent coverage.
January's figure was $385 on 57 percent coverage. Do not read the difference as a move. At four and seven properties respectively, the two months are not measuring the same thing precisely enough to compare. This series swings widely inside a single year at these sample sizes, and I will keep saying so each time I publish one.
These figures cover every residential property type in the MLS, including townhouses and condominiums, not detached houses alone. Attached product sells below detached in Warren, so a detached only median would run higher. That matters in a month with a $400,000 low sale and a median under $850,000.
All figures come from GSMLS closed sale and listing records for Warren Township, Somerset County, filtered to exclude superseded listing records. This recap was compiled for the archive from a warehouse pull dated August 18, 2026. Warren Township is in Somerset County and is not Warren County. The 2024 monthly record was added to the source after this recap was first drafted. February 2024 closed 10 homes at a $1,079,648 median, 39 days on market and 98.7 percent of ask. The 2024 series carries closings, median price, days on market and percent of ask only, and its counts come from a slightly different superseded filter, so treat the comparison as directional rather than exact. Days on market reflects the current listing only. Sales that never went through the MLS do not appear.
Figures are deemed reliable but are not warranted. Nothing here is a valuation of any particular property.
- GSMLS data for Warren Township, Somerset County, via the author's BigQuery warehouse, pulled August 18, 2026. https://www.gsmls.com
