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North Caldwell,
by the record.

The median sale here closed at 101.9% of the first asking price, and 56% of sales finished above it, at a median of 17 days from listing to the MLS pending date. Asking prices here land close to where homes actually sell, which makes the exceptions worth looking at individually.
12 months of closings, October 2025 through September 2026Closed single-family sales, North Caldwell BoroughMLS data pulled October 25, 2026
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$1.30M
Median sale price
12 months to Sep 30, 2026
Middle half: $950K – $1.68M
59
Homes sold
12 months to Sep 30, 2026
 
17 days
Median days to recorded pending
List date to the MLS pending date
56%
Sold above the first asking price
Median sale at 101.9% of first ask
11
For sale October 25
8 under contract
2.2 months of supply
No I

In two minutes

The whole town in one screen: what it costs, how fast it moves, and the three things that decide a move here.

Over the 12 months to Sep 30, 2026 there were 59 closed single-family sales in North Caldwell. The median was $1,300,000, and the middle half of the market ran from $950,000 to $1,680,000. That spread is the useful number: a single median describes a group of sales and never one house.

On October 25, 2026 there were 11 single-family homes available, about 2.2 months of supply at that year's closing pace. These are counts at a snapshot date, not a live feed.

Three things to go in knowing.
  • Direction. Comparing Nov 2025 – Sep 2026 with Nov 2024 – Sep 2025 — equal-length windows, both wholly inside the recorded search — the median was 9.0% higher.
  • The tax line. Among homes that sold, the median 2025 tax bill was $17,481, on a median assessment of $757,450. That is what those houses were assessed at and billed, not a forecast of any bill.
  • What is in here. The closed-sale record for this town with its period and source on every figure, the school district and how placement works, the commute, and the tax line as recorded on the homes that sold.
No II

Where the market is

The closed-sale record, with the interpretation next to the evidence rather than under it.
0
Oct 2024*
11
 
3
 
4
Jan 2025
6
 
0
 
6
Apr 2025
5
 
11
 
7
Jul 2025
5
 
6
 
5
Oct 2025
1
 
10
 
5
Jan 2026
1
 
2
 
0
Apr 2026
7
 
9
 
6
Jul 2026
5
 
8
 
5
Oct 2026*
Closings by the month they closed; contracts typically sign one to two months earlier. *2 month(s) the recorded search covers only in part — drawn as outlines, because the count is an artefact of the search window, not the market.

Nov 2024 – Sep 2025 against Nov 2025 – Sep 2026.

MeasureNov 2024 – Sep 2025Nov 2025 – Sep 2026
Median sale price$1,192,500$1,300,000
Median sale vs first ask103.1%100.3%
Share above first ask65.6%53.7%
Median days, listing to recorded pending1817
Closed sales in the window6454

Each column is that window’s own closings. Where a measure’s own sample differs from the window’s closing count it is shown beside the measure; a cell below the sample floor stays unavailable. The wording above describes the size of each change — it is not a significance test, and none is claimed.

What the four measures say together

The median closed sale is +9.0% between the two windows, while the share of sales closing above the first asking price fell by 11.9 points, and the median sale-to-first-ask ratio moved -2.8 points. These are not the same houses: 64 sales in the earlier window against 54 in the later one, 10 fewer. A median that moves when the set of homes sold changes is not the same thing as one house gaining or losing value.

Fewer sales cleared their first asking price in the later window. That is what the closed sales show; it does not establish why. Asking-price practice can change, and these are homes that sold rather than every home that was listed.

What to do with it. Price or offer against the recent comparable closings in the same band and the same town, not against a town-wide median — and read the specific listing on its own terms: where it sits against those comparables, whether it has already been reduced, and what else is available at the same time. An aggregate is a starting question about one house, never an answer about it.

Why compare these eleven months?

This is a year-over-year comparison; it is an eleven-month one rather than a twelve-month one. The full twelve-calendar-month prior window reaches back before the recorded GSMLS search begins, so its closings are not completely covered. The two matched eleven-month windows shown here are the same calendar months a year apart and both sit entirely inside that search.

The export's recorded GSMLS search begins 2024-10-25. The matching prior 12 months (2024-10-01 to 2025-09-30) starts before that, so its closings are not completely covered and no 12-month year-over-year change can be stated from this file.

No III

What your budget buys

Each band's own closings. A band's figures come from that band, never from the town-wide number.
Price bandClosingsMedianDays to
contract		Sale vsfirst askAbovefirst ask
Under $900K10$768K13104.6%60%
$900K – $1.2M12$984K14100.0%42%
$1.2M – $1.6M21$1.32M20104.9%62%
$1.6M and up16$2.31M28100.3%56%
Each band is measured on its own closings. † a median is published only when its own denominator is at least 10; those bands are indicative only. “First ask” is the original list price, not the price after any reduction.

Each band below is cut on the closed sale price, so a band describes what a budget actually bought rather than what was asked. A band whose own sample is below the floor shows its state instead of a median.

No IV

Living and owning here

Schools, the commute, the tax bill and the housing stock — the short answer first, the working underneath.
Schools, and how placement works

North Caldwell School District, with a regional high school district.

Grandview Avenue School for PreK–3 and Gould Avenue School for 4–6. For 7–12 North Caldwell is a sending town to the West Essex Regional School District.

Confirm the address with the district

Confirm placement for a specific address with the district, and confirm the regional arrangement with West Essex.

Source: https://www.ncboe.org/district-82/staff-directory — checked 2026-11-12.

Getting to work

No station in the borough; park-and-ride nearby.

North Caldwell has no rail station. NJ Transit lists the Willowbrook Mall Park & Ride among its park-and-ride locations, with bus routes from Willowbrook to New York. Treat it as an option to test from the actual address: the drive, the parking availability and the seat are all things to check yourself rather than assume.

Published schedules, not door-to-door times — the walk or drive at each end is yours to add. Source: NJ Transit, Know Before You Go (park-and-ride locations) — checked 2026-11-12.

Taxes, as recorded on the homes that sold
Tax yearMedian billMedian assessmentRate per $100Sales
2024$16,438$728,0002.25829
2025$17,481$757,4502.30830

These are the assessments and bills recorded on the homes that sold in this window, as supplied with the listing — not a town-wide average and not a projection. A sale does not by itself trigger a reassessment; bills change through municipal revaluations, added assessments for qualifying improvements, rate changes, appeals and exemptions. Treat any forward number as a planning scenario, never as a prediction of a future bill or its timing.

What the state publishes
MeasureFigureCertification
General tax rate, per $100 of assessed value2.3082025 certified
Effective tax rate, per $100 of true value1.7692025 certified
Director’s average ratio of assessed to true value66.39%2026 table
Chapter 123 common level range56.43% – 76.35%2027 certification
Average residential assessment$804,8972026 table
What these figures do and do not tell you

The effective rate is the one that compares North Caldwell with the town next door, because it is stated against true value rather than against whatever fraction of it a town assesses at. The general rate is applied to an assessment, so two towns with very different general rates can cost about the same to own. Neither rate computes any individual bill.

For a specific house, the figures that matter are its own: the current assessment on the municipal record, the actual bill, and any revaluation, reassessment or added assessment the town has confirmed. Those are the numbers to read before you price or offer — not a town-wide average.

A sale does not by itself trigger a reassessment. Bills change through municipal revaluations and reassessments, added assessments for qualifying improvements, rate changes, appeals, exemptions and deductions. Nothing here projects a future bill or its timing; treat any forward number as a planning scenario.

Thinking about an appeal? It turns on the applicable assessment date and on rules that differ in a revaluation year, so it is worth proper advice rather than a rule of thumb. Official guidance: NJ Division of Taxation — property tax appeals. NJ Division of Taxation — how a tax appeal hearing works (PDF).

Source: General Tax Rates by County and Municipality, 2025, Table of Equalized Valuations 2026 (Prior to Tax Court Appeals) — checked 2026-11-12.

Not covered in this edition.
  • Housing stock and property diligence. What the common building types in this town need looked at is a judgement about this town's housing stock, not a number in the sales record.
No V

Apply it to your move

What to do with all of this, and what we will work out with you.

The figures above answer two of the questions a move turns on — what a budget has actually bought here, and how quickly homes have gone under contract. They do not answer the two that decide a specific deal: what one particular house is worth, and what the tax line on it will actually be.

Both of those are address-level questions. Bring us the address and we will put the comparable sales, the assessment and the commute from that driveway in front of you.

Apply this to your own address

The numbers call · Fifteen minutes

Considering North Caldwell? Tell us the decision.

We will bring the numbers — which band your budget lands in, what it bought this year, the tax bill on the specific house, and the commute from that driveway. No pressure, just a clear answer.

Book the numbers call →
calendly.com/thedesilvateam
hello@thedesilvateam.com · 973-542-9302
The DeSilva Team · eXp Realty
28 Valley Rd Ste 1, Montclair, NJ 07042

Start with the question you actually have

GSMLS notice. NOTE: This representation is based in whole or in part on data supplied by the Garden State Multiple Listing Service, L.L.C. ("GSMLS"). GSMLS does not guarantee nor is in any way responsible for its accuracy. Data maintained by GSMLS may not reflect all real estate activity in the market.

Evidence. GSMLS closed single-family export, North Caldwell Borough, closings 2024-10-25 through 2026-10-24, pulled 2026-10-25. Inventory is a snapshot taken October 25, 2026; a listing under an accepted offer in attorney review is counted as pending, not as available supply.

Not an appraisal. Medians describe a group of sales, never one house. Where we interpret the record we say so, and an association in one year of closings is not a proof. Property tax: the effective rate lines towns up; it does not compute any one house’s bill, a sale does not by itself trigger a reassessment, and no future bill is projected here. © 2026 The DeSilva Team · eXp Realty, LLC. Each office independently owned and operated.