June brought Warren's highest sale in the twenty month record at $3.4 million, and pulled the average $211,250 above the median
Twelve homes closed in June at a $1,300,000 median, matching May. One sale at $3,400,000 is the highest in the twenty month record and moved the average to $1,511,250. New listings rose to 28 from 17 a year ago.
Twelve homes closed in Warren Township in June 2026 at a median price of $1,300,000, the same median as May. The average was $1,511,250, which is $211,250 above the median, because one sale closed at $3,400,000. That is the highest closed price in the record, which runs back to January 2025. Median days on market was 18. The average sale came in at 101.1 percent of ask, with six of twelve closing at or over ask. New listings rose to 28 from 17 in June 2025, at a median original ask of $1,250,000 against $995,000 a year earlier.
One sale in a twelve sale month is 8.3 percent of the sample. When that sale is $3.4 million, it does not describe the market, it distorts the arithmetic that describes the market.
The month
| June 2026 | June 2025 | |
|---|---|---|
| Closings | 12 | 16 |
| Median price | $1,300,000 | $1,257,000 |
| Average price | $1,511,250 | $1,360,500 |
| Median days on market | 18 | 14 |
| Average percent of ask | 101.1 | 102.9 |
| Closed at or over ask | 6 of 12 | 10 of 16 |
| Low sale | $500,000 | |
| High sale | $3,400,000 |
The $3.4 million sale, and what to do with it
The high sale of the month is the highest closed price in the entire record I hold, which begins in January 2025. The prior high was $2,595,000, set in May 2026.
Here is what one such sale does to a small month.
The median is unmoved by it. The median asks which sale sits in the middle when you line all twelve up by price, and a very high sale at one end does not change the middle. The average is moved substantially, because the average divides total dollars by count, and this sale added a large number to the top of that total.
Both numbers are correct. They answer different questions. The median answers what a typical Warren sale looked like in June. The average, in a month like this, mostly tells you that a very expensive house traded.
Warren closes ten to twenty five homes in a typical month. At that volume the average is fragile and the median is durable. If you are tracking the market month to month, watch the median, the count and the percent of ask. Treat the average as a signal about the top of the market rather than about the middle. Any report that leads with the average in a twelve sale month is describing one house.
Speed and negotiation
Median days on market was 18, a few days slower than May's 15 and four days slower than June 2025's 14. All three are fast by any historical standard for this township.
Percent of ask came in at 101.1, down from 102.9 a year earlier. Six of twelve closed at or over ask, against ten of sixteen in June 2025. Both readings say negotiation moved slightly toward buyers year over year, from a starting point that still favored sellers.
Note that 62.5 percent of June 2025 sales went at or over ask against 50.0 percent this June. That is a real shift in the same direction, and it is a much smaller shift than the average price comparison would suggest.
Supply turned around
Twenty eight new listings were taken in June 2026. In June 2025 the number was 17.
That is the reverse of what May showed, where new listings fell from 36 to 19 year over year. Warren's listing flow is choppy month to month, which is one more reason to be careful drawing a trend from any single month.
The median original asking price on those 28 listings was $1,250,000, up from $995,000 on June 2025's 17 listings. More listings coming on at higher asking prices is a different picture than more listings coming on at lower ones, and the record does not tell you whether the difference is the type of house or the ambition of the pricing.
Where the year stands at the halfway mark
Through the end of June, Warren had 73 closings in 2026. The same period in 2025 produced 71. Those two are close enough to call flat.
All figures come from GSMLS closed sale and listing records for Warren Township, Somerset County, pulled August 18, 2026, filtered to exclude superseded listing records. Warren Township is in Somerset County and is not Warren County. Days on market reflects the current listing only. Sales that never went through the MLS do not appear. Percent of ask compares sale price to the list price in effect at contract, not to the original asking price. 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.
There is no price per square foot figure in this post. The assessor square footage join that supports that calculation does not cover June 2026 closings, so no reliable per foot number exists for the month.
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
