Nutley,
by the record.
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12 months to Sep 30, 2026
12 months to Sep 30, 2026
23 under contract, 6 in attorney review
In two minutes
Over the 12 months to Sep 30, 2026 there were 160 closed single-family sales in Nutley. The median was $705,000, and the middle half of the market ran from $600,000 to $812,000. That spread is the useful number: a single median describes a group of sales and never one house.
On October 25, 2026 there were 29 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.
- Direction. Comparing Nov 2025 – Sep 2026 with Nov 2024 – Sep 2025 — equal-length windows, both wholly inside the recorded search — the median was 7.6% higher.
- The tax line. Among homes that sold, the median 2025 tax bill was $12,909, on a median assessment of $478,400. 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.
Where the market is
Nov 2024 – Sep 2025 against Nov 2025 – Sep 2026.
| Measure | Nov 2024 – Sep 2025 | Nov 2025 – Sep 2026 |
|---|---|---|
| Median sale price | $655,000 | $705,000 |
| Median sale vs first ask | 104.3% | 104.3% |
| Share above first ask | 72.0% | 66.2% |
| Median days, listing to recorded pending | 20 | 19 |
| Closed sales in the window | 150 | 151 |
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.
The median closed sale is +7.6% between the two windows, while the share of sales closing above the first asking price fell by 5.8 points, and the median sale-to-first-ask ratio was within half a point of it. These are not the same houses: 150 sales in the earlier window against 151 in the later one, 1 more. 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.
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.
What your budget buys
| Price band | Closings | Median | Days to contract | Sale vsfirst ask | Abovefirst ask |
|---|---|---|---|---|---|
| Under $600K | $550K | 27 | 100.3% | 52% | |
| $600K – $750K | $650K | 16 | 105.4% | 75% | |
| $750K – $900K | $791K | 18 | 104.6% | 66% | |
| $900K and up | $976K | 17 | 104.9% | 65% |
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.
Living and owning here
Nutley Public Schools.
Five K–6 elementary schools — Lincoln, Radcliffe, Spring Garden, Washington and Yantacaw — then John H. Walker for 7–8 and Nutley High School for 9–12.
Central registration is the right place to confirm placement for an address. PreK acceptance is a separate process and is not secured by buying a house.
Source: https://www.nutleyschools.org/registration — checked 2026-11-12.
Bus to the Port Authority.
NJ Transit's route 192 runs from Nutley to New York, and its stop list includes Kingsland Street, Franklin Avenue, Cathedral Avenue and Bloomfield Avenue stops. Which branch serves a particular stop varies, so check the stop nearest a specific address and the schedule for the day you would travel.
Published schedules, not door-to-door times — the walk or drive at each end is yours to add. Source: NJ Transit MyBus, route 192 stop list — checked 2026-11-12.
| Tax year | Median bill | Median assessment | Rate per $100 | Sales |
|---|---|---|---|---|
| 2024 | $12,275 | $463,900 | 2.632 | 79 |
| 2025 | $12,909 | $478,400 | 2.699 | 79 |
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.
| Measure | Figure | Certification |
|---|---|---|
| General tax rate, per $100 of assessed value | 2.699 | 2025 certified |
| Effective tax rate, per $100 of true value | 2.426 | 2025 certified |
| Director’s average ratio of assessed to true value | 77.54% | 2026 table |
| Chapter 123 common level range | 65.91% – 89.17% | 2027 certification |
| Average residential assessment | $494,786 | 2026 table |
The effective rate is the one that compares Nutley 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.
- 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.
Apply it to your move
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
Considering Nutley? 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.
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, Nutley Township, 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.
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