Anthony Licciardello | May 19, 2026
Westfield, NJ
When the deed transferred on 128 Woodland Avenue on November 4, 2025, the recorded price didn't just set a new ceiling for Westfield, NJ — it reset the comp set every luxury seller in town now negotiates against.
Per independent trade press reporting, the sale surpassed the prior modern Westfield record of $4 million, set in January 2025 by the off-market sale of 216 Watchung Fork in Indian Forest, and the 2021 sale of 8 Kimball Circle for $4.28 million.
This is the most consequential Westfield luxury sale of the past 24 months, and the most thoroughly publicly-documented record-setter in the town's modern history. It's worth understanding in detail — the home, the street, the comp implications, and what it tells sellers across Westfield's $2M+ tier about where the upper market is actually heading.
128 Woodland Avenue closed at $5,275,000 on November 4, 2025, after a marketing arc that began with an initial list price of $5,999,999 in February 2025, was adjusted to $5,499,000 mid-year, and ultimately closed approximately 4.1% below the final asking price. Garden State Multiple Listing Service records (#3974344) confirm the final closing figure.
The property sits on a 0.99-acre parcel — close to a full acre, which is structurally rare in this section of Westfield. County records show 6,505 finished square feet above-grade, while the listing description reflects total finished space of 8,500+ square feet when the fully built-out basement level is included. That subgrade space alone is functionally a second home: home theater, state-of-the-art gym, entertaining kitchen, and office/playroom. The 2024 property tax bill was $30,478, against a total assessment of $2,821,600 ($1.787M building, $1.035M land).
The home is a 2022 custom build — meaning the buyer purchased an essentially new, fully outfitted residence with no deferred maintenance, no renovation risk, and no zoning negotiation to extract more space. For a $5M+ Westfield buyer, this combination of attributes is functionally non-substitutable. There are not five comparable homes in the town. The new ceiling, in effect, is also a near-monopoly product.
The listing's specification sheet reads less like a Westfield colonial and more like a benchmarked institutional-grade build. Every primary system was engineered for long-horizon durability and minimal post-closing intervention.
The chef's kitchen anchors the open-plan main level with a BlueStar range, Sub-Zero refrigeration, Cove dishwashing, and Wolf wall ovens — the residential gold standard combination. Custom cabinetry, an oversized center island, and a separate butler's pantry support both daily family use and large-scale entertaining. The kitchen flows directly to a family room and out to the screened-in heated porch.
Every bedroom is en-suite — five private bathrooms attached to bedrooms, plus 2.5 additional baths on the main and lower levels. The primary suite includes a spa-grade bath and dedicated dressing area. For luxury buyers with school-age children plus regular guest hosting, the en-suite-per-bedroom configuration is increasingly viewed as a baseline expectation rather than an upgrade.
The basement-level program is what pushes the home's total finished area above 8,500 square feet. Home theater, fully equipped gym, secondary entertaining kitchen, office and playroom flex space. In Westfield's $2M+ tier, a finished basement of this quality is no longer optional — it's a structural expectation. Comparable homes lacking this kind of subgrade buildout sit measurably longer.
The backyard is engineered as a separate amenity zone. Heated pool, built-in grilling area, fire pit lounge, and a freestanding pool house with its own kitchen and bathroom — effectively a guest suite or pool cabana with no compromise. A screened-in heated porch with gas fireplace bridges the indoor and outdoor spaces, extending true outdoor living into shoulder seasons that most Westfield homes simply cannot.
The three-car attached garage is temperature-controlled and connects to a lower-level mudroom and laundry suite with radiant heated floors. These are not visible-from-the-curb specifications, but they are the kind of details that signal serious construction budgeting — the difference between an upmarket home and a genuinely institutional-grade residence.
“What the Woodland sale really did was teach Westfield sellers that $5M isn't a ceiling anymore — it's a comp. The buyer here wasn't paying for square footage; they were paying for zero post-closing work. Temperature-controlled garage, radiant-heat mudroom, pool house with its own kitchen — these are the details that tell you the buyer comes from a world where construction quality is a baseline assumption, not a feature.
Woodland Avenue runs through one of Westfield's most prestigious north-side residential corridors — the area where the Wychwood Manor and The Gardens neighborhoods converge. Local references position the lower-numbered end of Woodland (where 128 Woodland sits) within Wychwood Manor's footprint, which itself was first laid out in the early 20th century around what is described as one of New Jersey's oldest houses, relocated to the site by the original developers. The Gardens, slightly to the east, comprises winding tree-lined streets between Lawrence Avenue and Mountain Avenue and is known for classic colonials and Tudors on lots wider than most of Westfield.
In either framing, the takeaway is the same: this is the part of Westfield where institutional-quality construction can be built on a near-acre parcel without sacrificing walkability to downtown, school proximity (Wilson Elementary, Roosevelt Intermediate, Westfield Senior High), or commuter access to NJ Transit's Westfield station. That triple-overlap is structurally rare and explains why $5M-tier buyers concentrated here — and continue to.
The street has historically supported other high-end transactions as well. 200 Woodland Avenue, an Exceptional Custom Colonial with seven bedrooms, an elevator, Carrera marble entry, and four-fireplace plan, was listed in prior cycles at upper-tier pricing, signaling the corridor's long-running estate inventory. For deeper context on how the broader Westfield market frames pricing in 2026, our Westfield 2026 price update walks through the macro pressures driving the upper end.
128 Woodland's $5.275M closing didn't emerge in isolation. The prior modern Westfield ceiling was held by two transactions, both of which the new record clears by a meaningful margin:
Sold quietly through a relationship-driven transaction in the Indian Forest pocket. The off-market nature of the deal is itself a signal: at the very top of Westfield's market, sellers and buyers increasingly transact outside the public MLS to control exposure. 128 Woodland clears this benchmark by $1.275 million — 31.9% higher.
Held the public-record ceiling for over four years. Sold during the post-pandemic relocation cycle that initially established Westfield as a credible alternative to Short Hills for high-net-worth Manhattan and Hoboken buyers. 128 Woodland's premium over this benchmark — $995,000, or 23.2% — reflects four years of compounded appreciation at the very top tier.
Other notable 2024–2026 luxury sales that establish the supporting comp set include 3 Breeze Knoll Drive ($3.686M, August 2025), 785 Lenape Trail ($3.5M, July 2024), and 224 Watchung Fork ($3.5M, June 2024). For the full ranking of corridors that defined the window, see our pillar analysis: The 10 Most Expensive Streets in Westfield (2024–2026).
Sellers and listing agents thinking through the $5M-tier comp implications need to understand the buyer pool that actually transacts at this level, because it is a narrow and specific cohort.
The verified $4M+ Westfield trades over the past five years have shared several recurring buyer characteristics: dual-income finance, law, technology, or medical-sector households relocating from Manhattan, Hoboken, or Jersey City; preference for new or substantially renovated construction over historic restoration projects; meaningful liquid capital allowing all-cash or substantially-cash offers; and a strong revealed preference for direct rail commutes to Midtown or Lower Manhattan over the longer commute realities of Short Hills, Far Hills, or Bernardsville.
Westfield's NJ Transit Raritan Valley Line connection runs roughly 50 minutes to Penn Station via Newark transfer — measurably faster than Short Hills' longer routes for many Manhattan endpoints, despite Short Hills' higher overall median. That commute-time arbitrage is the structural force pulling $5M-tier capital out of Essex County and into Westfield's upper corridors.
If you own a luxury home on Woodland Avenue, in Wychwood Manor, or in any of Westfield's recognized upper-tier corridors, the 128 Woodland sale has three direct implications for how to think about pricing and listing strategy in 2026:
A new high comp lifts the trajectory of the entire upper tier, not just the very top. Sellers preparing to list at $2.5M–$3.5M now have a meaningfully wider buyer pool because the perceived "stretch" required to bid at those levels has compressed. If $5.275M is the ceiling, $3M doesn't look aggressive — it looks reasonable.
128 Woodland sold within a price band that explicitly rewards new or near-new construction with premium specifications. Older homes in the same corridor competing at $3M+ should expect to invest meaningfully in pre-listing cosmetic and systems work, or accept materially longer days on market. The buyer who pays a stretch number is the buyer who doesn't want to manage a renovation post-closing.
216 Watchung Fork at $4M off-market and the broader pattern of discreet Westfield trades indicate that at the very top, public-market listing is one option, not a default. Sellers of $3M+ homes should have a candid conversation with their broker about exposure strategy — which buyers actually need to see the listing, and where excessive exposure creates pricing risk rather than upside.
If you own a home on Woodland Avenue, in Wychwood Manor or The Gardens, or anywhere across Westfield's $1.5M+ tier, the 128 Woodland comp matters for how your home should be priced and positioned in 2026. The Prodigy Team provides confidential pricing audits for Westfield luxury sellers — including verified recent-comp analysis, listing strategy review, and off-market exposure modeling where appropriate. Reach us at 718-873-7345.
Request a Pricing Audit128 Woodland Avenue, Westfield, NJ closed at $5,275,000 on November 4, 2025, per GSMLS record #3974344. This established a new modern Westfield record, surpassing the prior $4 million ceiling on 216 Watchung Fork (January 2025, off-market) and the $4.28 million sale of 8 Kimball Circle (August 2021).
Union County records show 6,505 finished square feet above-grade on a 0.99-acre lot. The listing description reflects a total finished area of 8,500+ square feet when the fully built-out basement level — home theater, gym, entertaining kitchen, office/playroom — is included. The home is a 2022 custom build with five en-suite bedrooms and 7.5 bathrooms.
128 Woodland Avenue sits in Westfield's north-side residential corridor where the Wychwood Manor and The Gardens neighborhoods converge. Local guides typically position the lower-numbered end of Woodland Avenue within Wychwood Manor, which was originally laid out in the early 20th century and remains one of Westfield's most prestigious residential enclaves.
The prior modern Westfield record was held by 8 Kimball Circle, which sold at $4,280,000 in August 2021. That benchmark was briefly approached by the off-market sale of 216 Watchung Fork at $4 million in January 2025. 128 Woodland's $5.275M sale clears both prior records by significant margins.
128 Woodland Avenue falls within the attendance areas of Wilson Elementary School, Roosevelt Intermediate School, and Westfield Senior High School — all part of the Westfield Public School District, consistently among the highest-rated districts in Union County and a primary draw for relocating Manhattan, Hoboken, and Jersey City buyers.
Sale data verified against Garden State Multiple Listing Service (GSMLS) record #3974344, Union County public deed records, and Redfin county-records data (lot size, year built, assessment information). Trade press reporting independently corroborated by ROI-NJ (November 6, 2025) and Daily Voice (November 7, 2025). Neighborhood positioning drawn from local geographic guides covering Wychwood Manor and The Gardens. Comparable sales data sourced from GSMLS records (#3974259 Breeze Knoll, #3891352 Lenape, #3910353 Watchung Fork) and prior reporting. For comprehensive Westfield luxury market context across all top-tier corridors, see our companion pillar piece: The 10 Most Expensive Streets in Westfield NJ (2024–2026).
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