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# Seven homes closed in Warren in January, and the median came in above the average
- URL: https://john-mangini.ghost.io/january-2025-market-recap/
- Published: 2025-02-01T13:00:00.000Z
- Updated: 2026-08-19T19:07:49.000Z
- Description: January 2025 produced seven closings in Warren Township at a median of $1,160,000 and an average of $1,044,914. Median days on market was 32 and the average sale landed at 98.0 percent of ask.
- Author: John Mangini
- Tags: Warren 07059, Market, market data, gsmls, monthly recap

The short answer

Seven homes closed in Warren Township in January 2025 at a median price of $1,160,000\. The average sale price was $1,044,914, which is $115,086 below the median. Median days on market was 32, the average sale closed at 98.0 percent of ask, and three of the seven closed at or over ask. Sales ran from $527,000 to $1,575,000\. Eight new listings were taken during the month at a median original asking price of $1,195,000.

Seven is a very small number of sales. Everything below is written with that in front of it, because a seven sale month is a set of seven stories, not a market.

## The month

7

closings

$1,160,000

median price

32

median days on market

98.0%

average percent of ask

| Measure                               | January 2025 |
| ------------------------------------- | ------------ |
| Closings                              | 7            |
| Median price                          | $1,160,000   |
| Average price                         | $1,044,914   |
| Median days on market                 | 32           |
| Average percent of ask                | 98.0         |
| Closed at or over ask                 | 3 of 7       |
| Low sale                              | $527,000     |
| High sale                             | $1,575,000   |
| New listings taken                    | 8            |
| Median original ask on those listings | $1,195,000   |

## The median sat above the average

In most months in Warren the average sale price runs above the median. The reason is structural. Warren has a long tail of expensive houses and no matching tail at the bottom, so one large sale pulls the arithmetic mean up while leaving the midpoint alone.

January inverted that. The median was $1,160,000 and the average was $1,044,914\. For the mean to fall below the midpoint, the sales below the middle have to sit further from it than the sales above it do. With a $527,000 low and a $1,575,000 high, the bottom of the month was $633,000 below the median and the top was only $415,000 above it.

That is the whole explanation. It is a description of seven specific transactions, not a signal about direction. If one more sale had closed at $2,000,000, the average would have moved and the median would have barely budged.

## Negotiation

The average sale came in at 98.0 percent of ask, and three of the seven closed at or over asking price. So roughly the same share of the month sold at or above the list price as sold below it, and the ones that sold below pulled the average two points under.

Percent of ask compares the sale price to the list price in effect when the contract was signed, not to the original asking price. A house that was reduced twice and then sold at the reduced price can post a percent of ask near 100 while selling well under where it started. Read the two numbers together with the days on market count rather than on their own.

Median days on market was 32\. These are homes that mostly went under contract in November and December, so a January closing report is a report on late autumn delivered in winter.

## Price per square foot

Median price per square foot for the month was $385, computed on the four of seven closings where an assessor square footage record joined cleanly, which is 57 percent coverage.

Four properties is not a sample you should carry into any conclusion. I publish it because it is the figure the data supports and because leaving it out entirely would make later months harder to read, not because $385 tells you what a foot of house costs in Warren.

## Supply

Eight new listings were taken during January at a median original asking price of $1,195,000\. That is a slightly higher midpoint than the $1,160,000 that actually closed, though the two sets of houses have almost no overlap. Listings taken in January mostly close in spring.

A later addition to the record

The 2024 monthly record was added to the source after this recap was first drafted. January 2024 closed 11 homes at a $1,391,995 median, 62 days on market and 95.6 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.

## The author's read

Labeled as opinion and separate from the figures above. Seven closings is a thin enough sample that I would not change how I price a house based on January alone. The useful part of the month is the 32 day median and the 98.0 percent of ask, which together describe a market where a correctly priced house moved in about a month and gave up a couple of points at the table. What January cannot tell you is whether that holds in March.

The data, and what it does not cover

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. 

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, so counts reflect the record as it stood then, including sales reported late. Warren Township is in Somerset County and is not Warren County. Days on market is the MLS field and reflects the current listing only, so a property relisted after a prior expiration shows the later count. Sales that never went through the MLS do not appear at all.

Figures are deemed reliable but are not warranted. Nothing here is a valuation of any particular property.

Sources

1. GSMLS data for Warren Township, Somerset County, via the author's BigQuery warehouse, pulled August 18, 2026\. [https://www.gsmls.com](https://www.gsmls.com/?ref=john-mangini.ghost.io)

John Mangini

Broker / Owner, NextHome Premier

Warren Township resident and full time broker. Warren 07059 is written from live Garden State MLS data, township records and primary sources. Every figure is traceable to a source listed above.

[102 Town Center Drive, Warren, NJ 07059](https://johnmangini.com/?ref=john-mangini.ghost.io) | 732.236.1087 | [john@nexthomepremier.com](mailto:john@nexthomepremier.com)