| Median size | ~2,380 sf |
|---|---|
| 4+ bedrooms | ~79% |
| Median vintage | ~1950 |
| Median lot | ~0.26 ac |
| Median tax | ~$16.9K |
| Sold over ask | ~82% |
Group medians across the 616-sale study, Sep 2025–Sep 2026. Not a promise about any specific house. Method and limits.
Six towns with real downtowns and rail service that involves a transfer on most peak trips. Ridgewood is a judgment call: it sits here by transit but bids like a premium train town.
Towns with a link have a DeSilva town page; for the others, the group figures are the evidence.
Rail with a transfer on most peak trips. The transfer is the trade this group makes for full-size homes and downtowns at a tax level between the Essex rail towns and the farther-out line. How the transfer feels at your hour matters more than the scheduled minutes, so ride it once before you decide.
No timed rides are quoted anywhere in this study. Door-to-desk time depends on your office, your train and your schedule; check the published NJ Transit schedule for your actual travel date, and test the trip at the hour you would make it.
The study does not score or rank schools, and neither does this page. Three checks matter more than a single rating: the state’s School Performance Reports for the district and each school; the specific programs your student needs, which a headline rating never captures; and address assignment, because in several of these towns the elementary school is set by street. Confirm the assignment for a specific address with the district before you write an offer. Every reader sees the same information here.
Open a town’s official NJ district report:
Report year: 2024–2025. Links checked 2026-09-28. Opens on the NJ Department of Education website in a new tab. Confirm school assignment for a specific address with the district.
Across the group, the median home in the $1.15M–$1.35M band is about 2,380 square feet, built around 1950, on roughly a quarter acre, carrying about $16,900 a year in tax. About 79% of these sales had four or more bedrooms, and about 82% closed over the original ask.
The study published no individual town figures for this group; the direction medians are the evidence. Ridgewood's bidding behaves more like Direction A than like the rest of this group, which is why its placement is called out as a judgment call rather than a clean line.
Figures are group medians from the 616-sale study (Sep 2025–Sep 2026); above-grade square footage is the assessor's figure matched to the closed sale and excludes finished basements. No individual sold addresses are published. Method and limits.
Both optional. This page and the full study stay open either way.
An email when something changes at this budget: new closed-sale readings for the directions you check, the week's rate move stated as a payment at a $1.25M expected sale price, and the study's quarterly refresh notes. Direction D is checked for you; add others if you are weighing them.
Tracking is not open yet. We are verifying the routing before anyone is enrolled, so this page collects nothing for it today.
Open now: the PDF guide, the weekly Tape with its own email sign-up, and the investigate request beside this.
Tell us where you're considering, your range and timing, and what you're trying to figure out. We run it against the closed-sale record and reply ourselves, within one business day. One reply; it does not enroll you in anything.
A text works too: 973-542-9302.