The short version: Nutley closed 28 home sales in July. Below $800,000, the market is a fight — 19 of 23 homes sold over asking. Cross $800,000, and it isn’t: only 1 of 5 homes above that line cleared list price. Two homes on Irving Place, listed within weeks of each other, showed exactly what that line costs a seller who prices on the wrong side of it.
One four-bedroom listed at $749,000 and sold for $870,000. Another listed at $899,000 and sold for $802,000. The lower asking price won by $68,000 — not because the second house was worth less, but because of where each list price sat relative to what buyers were actually competing for.
Below $800,000: 19 of 23 homes sold over asking in July. Above $800,000: just 1 of 5 did. That’s not a soft trend — it’s close to a hard line, and it means the same house can sell into real competition or sit and negotiate depending almost entirely on which side of $800K its list price lands.
If your home is realistically valued anywhere close to $800,000, the number you launch at isn’t a formality — it decides which market you’re actually competing in. That’s the conversation worth having before you set a price, not after the first open house.
The same line cuts the other way for buyers: below $800K, expect competition and plan your offer accordingly; above it, there’s more room to negotiate than the headline "hot market" framing suggests.
28 closed single-family sales, Nutley, NJ, July 1–31, 2026. Sale prices and addresses verifiable in Essex County public records. Data supplied in part by the Garden State Multiple Listing Service, L.L.C. (GSMLS), which does not guarantee its accuracy and may not reflect all real estate activity in the market. This is general market information, not legal, tax, or appraisal advice.
I’ll pull your block’s real July sales and show you exactly where your home sits — before you ever set a price.