Inventory is up, prices are up, and homes are still moving fast — a combination that surprises a lot of buyers who assumed more listings would mean more room to negotiate. Here's what actually happened across Monmouth County's 53 towns this August, and what it means depending on which side of the transaction you're on.
The headline number
The median home in Monmouth County sold for $765,000 in August — up 4.3% from a year ago. That's the eighth straight month of year-over-year gains, and it's happening despite active inventory climbing to 1,845 listings, the highest point in the past 12 months.
Sellers haven't lost leverage because of it. The average home is still closing at 101% of its original list price, and the typical listing is selling in 17 days — identical to where it stood a year ago. More homes on the market hasn't translated into more time on the market.
Every town moved differently
County-wide averages hide a lot. We mapped average sale price by town, year-to-date, and colored the map from lowest to highest:
The spread runs from the low $500Ks in parts of the Bayshore up toward $2M+ in Rumson, Colts Neck, and the barrier towns along the coast. If you've been watching your own town's number in isolation, this is the context for where it actually sits.
Where prices moved the most
Looking at year-over-year change in average sale price, six towns stood out on either side:
Up the most: West Long Branch (+25.0%, avg. $1.12M), Brielle (+20.5%, avg. $1.42M), and Fair Haven (+18.7%, avg. $1.70M).
Down the most: Deal (-30.4%, avg. $2.65M), Sea Bright (-23.1%, avg. $1.16M), and Atlantic Highlands (-20.4%, avg. $1.02M).
Worth saying plainly: average price is sensitive to just a handful of sales, and these are lower-volume markets. A couple of high- or low-priced closings can swing a town's year-over-year number sharply without reflecting a real shift underneath. Read these as a snapshot of what actually closed, not a verdict on where any one town is headed.
What this means
If you're buying: more inventory is real — this is the most choice you've had in a year — but it hasn't slowed anything down. Homes that are priced right are still moving in about two and a half week
If you're selling: the extra competition on the market hasn't dented demand for well-priced homes. Pricing accurately from day one still matters more than ever, since buyers have more to compare against.
Questions about what this means for your street, your town, or your specific price point? Reach out anytime — 201-315-9157] or [email protected].
Source: Monmouth County MLS via Flexmls. Median and average figures reflect closed sales, year-to-date through August 2026 vs. the same period in 2025.
