Anthony Licciardello | September 6, 2026
Woodbridge, NJ
Four sources will tell you what the median home in Woodbridge costs. One says $577,000. One says $490,000. One says $480,627. One says $453,750. None of them is lying, none of them is describing the same thing, and if you buy here without understanding why, you will make an offer built on a number that describes no house you have seen.
Woodbridge has ten officially recognised sections and ten ZIP codes. Data platforms treat each ZIP as a separate city — so comps, value estimates and market statistics scramble across section lines. Section values run from Colonia near $647,000 down to Avenel near $532,000, a spread of roughly $115,000, while three sections have no published value data at all. Yet all ten share one township government, one school district and one tax rate. The single most expensive mistake a buyer makes here is letting a comp cross a section line — and the second is quoting a township median that describes none of the ten.
All figures below are point-in-time, from the sources named, and measure different things over different periods. Nothing here applies to a specific property. Verify comps, tax bills, school assignment and condition for any address you are considering before you rely on any number.
Here is what the major sources report, and what each is actually measuring. Read the third column — that is where the disagreement resolves.
Reported at 80 days on market against 48 a year earlier, on 20 sales. Twenty sales is a thin month, and a platform reporting "Woodbridge" as a city is frequently reporting the 07095 ZIP rather than the township. High number, small sample, narrow geography.
On 76 sales, up from 66 a year earlier, at about $364 per square foot with 76 active listings. A much larger sample and a much lower number — which tells you the wider the geography, the lower the median falls.
This is a value index, not a sale price — a model applied to the whole housing stock rather than to transactions. Useful for direction of travel, useless for pricing an offer.
Up from $410,000 in May, with days falling from 36 to 24, 2.33 months of inventory and homes selling at an average 102.4% of asking. The lowest median and the most complete geography — and the pair of figures a buyer should actually plan around.
The spread between the highest and lowest is $123,250 — and every source is internally consistent. The disagreement is entirely about geography and method: how much of the township is counted, whether it is sales or a valuation model, and which month. A buyer quoting the $577,000 to justify an offer, or the $453,750 to argue one down, is using a number that was never about the house in front of them.
And one source we discarded outright. A national listing site describes Woodbridge as "a township located in Perth Amboy" — it is not; Perth Amboy is a separate city — and in the same passage reports the share of single-family homes "in Perth." It also publishes a median home value of $297,715, roughly $180,000 below every other source. When a page cannot place the township on a map, its numbers are not worth arguing with.
And a second one, for a different reason. A foreclosure-data aggregator reports that within Middlesex County the median value of recently sold homes ranges "from $691,416 in Port Reading to the lowest price of $90,816 in Port Reading" — naming the same section as both the highest and the lowest in the county in a single sentence — while listing Sewaren at $701,847. A source that contradicts itself inside one sentence is not a source. We have discarded the same platform in three other townships for the same reason.
Woodbridge does not have neighbourhoods. It has ten officially recognised sections — Avenel, Colonia, Fords, Hopelawn, Iselin, Keasbey, Menlo Park Terrace, Port Reading, Sewaren and Woodbridge Proper — each with its own ZIP code. That is the structural fact underneath everything in Chapter I, and our Ten Towns of Woodbridge covers each one properly.
Colonia — $647,026 · the township's premium, roughly $166,000 above the township value index
Iselin — $566,556 · the second premium, and the Metropark section
Port Reading — $544,031
Fords — $541,174
Sewaren — $537,977 · the waterfront village on the Arthur Kill
Avenel — $532,426
Hopelawn · Keasbey · Menlo Park Terrace — no published value
The figures above are index values, and sale-price measures for the same sections run materially lower. On a sale-price basis, Fords has been reported at approximately $485,000 — some $56,000 below its index figure — while Port Reading listings have carried a median around $565,000 at 79 days on just five sales in a month.
Which is why our own Ten Towns guide places Fords, Port Reading, Sewaren, Hopelawn and Keasbey in the mid-$400s band and below. That is not a contradiction of the table above — it is the same lesson at section level. The index and the closings are different instruments, and the gap between them is widest exactly where transactions are thinnest.
Use the index to rank the sections against each other. Use closed sales to price a house. Never the reverse — and never mix the two in the same comparison.
Hopelawn, Keasbey and Menlo Park Terrace return no published value on the major index. That is a thin-transaction problem, not a quality signal — a section with few recorded sales cannot support a reliable index figure.
For a buyer it means something specific: in those three sections you have no shortcut, and an automated estimate is guessing. Comps have to come from actual recent sales on comparable streets, and there will be fewer of them. That is a reason to be more careful, not a reason to avoid them — thin data cuts both ways, and it is where a well-prepared buyer has the most edge over a portal.
Now the part that surprises people: almost everything municipal is shared. All ten sections sit under one township government, one school district and one tax rate. The tax mechanics are the same wherever you buy — our Woodbridge property tax guide covers them — and so is the district, covered in our schools guide.
What genuinely differs is housing stock, lot pattern, and distance to a station. Woodbridge has multiple rail stations and the Metropark hub, and station access varies enormously by section — the arithmetic is in our commute guide, and the ongoing Metropark transformation is the largest single variable in the township's future value map. Buy the section, then the street, then the house — in that order.
In a market clearing above asking with 2.33 months of supply, a contingent offer is a weak offer.
Most people buying in Woodbridge are selling something first — frequently in Staten Island, which sits about twenty minutes away and supplies a meaningful share of this township's buyer pool. Knowing your current home's real number, and its realistic timeline, is what lets you bid with confidence rather than conditions. We work both sides of that water, value from matched closed sales rather than an index reading a whole housing stock, and sequence the sale so it supports the purchase. Dual-licensed in New York and New Jersey.
The days-on-market figures disagree as widely as the prices, and for the same reason. One source reports 80 days on a twenty-sale month; another 32 days on seventy-six sales; a township-wide report has days falling from 36 to 24 between May and June; and a fourth puts typical time at 63 days with six offers received.
2.33 months of inventory and an average 102.4% of asking price, from a township-wide June report. Those two together are worth more than any median. Under three months is a seller's market by any standard measure, and clearing above list means the marginal buyer is bidding rather than negotiating.
But 102.4% is a very different market from the 104% we document in Scotch Plains or Cranford's 13-day pace. Woodbridge is competitive without being frantic. You will generally need to bid at or slightly above asking on a well-presented house, and you will generally not need to waive your protections to win. That is a meaningfully better position than buyers face one county north.
Two structural facts shape who you are bidding against. Woodbridge is one of New Jersey's most populous municipalities, so transaction volume is high and inventory refreshes constantly — roughly 50 to 76 sales a month depending on the count. And it sits about twenty minutes from Staten Island, which makes it a standing destination for households moving across the water for more house per dollar. Some of your competition is not from New Jersey at all.
And the attached-home tier is a real market here rather than an afterthought. Recent months have shown roughly ten to eleven condominiums, two to three townhouses and eight to nine multi-family units listed alongside the single-family stock. For a buyer priced out of Colonia, the attached tier is a genuine route into the township — and it is organised by section, not by township average, in our condo and townhome guide.
A Colonia comp applied to a Fords house can misprice a deal by six figures — the published spread between the two sections is over $105,000 on the same index. Ask for comps restricted to your section, then to comparable streets within it. An agent who hands you a township-wide comp set is handing you a number that fits none of the ten sections.
When anyone cites a Woodbridge figure, ask three questions: is this the township or one ZIP, is it a sale price or a value model, and what month? Those three answers reconcile every apparent contradiction in Chapter I. A number without them is decoration.
All ten sections share one rate, which makes the arithmetic simpler here than in most townships — but the assessment on your parcel is still parcel-specific, and it is what your lender will use in your debt-to-income calculation. Get the bill, not a rate multiplied by your offer.
Station access is the variable that differs most between sections, and Metropark is a different proposition from a local stop. Do the trip at your real departure hour, and try to park. Whatever the listing says about proximity, the platform is the test.
At 2.33 months of supply and 102.4% of asking, a conditional offer loses to a clean one at the same price. Pre-approved, not pre-qualified — and if you are selling first, know your own timeline before you write.
The good news, and it is real: Woodbridge rewards diligence more than most markets. A township where four sources disagree by $123,250 is a township where most buyers are working from a wrong number — and where a buyer who has the right one, restricted to the right section, is negotiating from a genuinely stronger position than the person bidding against them.
The township overview sits in our Woodbridge guide, and if you are selling as well as buying, the process is in our Woodbridge seller's guide.
Look hardest at the border streets. The best value per dollar in this township is consistently found where one section meets a more expensive one — the blocks on the edge of a lower-priced section that sit a short walk from the amenities, streetscape and station access of the pricier one next door. You are buying the location without buying the ZIP code that prices it, and because portals index by ZIP, the automated valuation on those streets is frequently the least accurate in the township. That inaccuracy is the opportunity. Ask your agent specifically which border blocks are currently underpriced relative to what is across the line — it is the single most useful question you can ask about Woodbridge, and almost nobody asks it.
"Four sources will tell you what a house costs in Woodbridge and they'll give you four numbers — five-seventy-seven, four-ninety, four-eighty, four-fifty-three. That's a hundred and twenty-three thousand dollars of disagreement about the same township. None of them is wrong. They're counting different geography, different months, sales versus a value model. And underneath that you've got ten sections with ten ZIP codes, Colonia at six-forty-seven and Avenel at five-thirty-two, all sharing one government, one school district, one tax rate. So the rule here is simple and it's the whole game: never let a comp cross a section line. And look at the border streets — where a cheaper section touches an expensive one is where the automated valuations are worst, and that's exactly where the value is."
— Anthony Licciardello, Broker, The Prodigy Team
Woodbridge sits about twenty minutes from Staten Island, and moving households across that water is precisely what my practice is built around: I'm Anthony Licciardello, Broker of The Prodigy Team, dual-licensed in New York and New Jersey, a former Director of Community Affairs in the Bloomberg Administration, and a leading broker for cross-border New York–New Jersey transactions.
Anthony Licciardello · Broker, The Prodigy Team · 718-873-7345
We build the comp set inside your section — and show you which border streets the portals are getting wrong.
Why do Woodbridge home prices vary so much between sources?
Because each source is measuring different geography, a different month, and sometimes sale prices versus a valuation model. Reported figures include $577,000 (March 2026 median sale, 20 sales, 80 days), $490,000 (April 2026 median sold, 76 sales, 32 days), $480,627 (a value index, not a sale price) and $453,750 (June 2026 township-wide median sold). That is $123,250 of spread with no source being wrong. Always ask: township or one ZIP, sale or model, which month.
Which Woodbridge section is most expensive?
On the same value index at the same moment: Colonia at roughly $647,026, then Iselin at $566,556, Port Reading $544,031, Fords $541,174, Sewaren $537,977 and Avenel $532,426. Hopelawn, Keasbey and Menlo Park Terrace return no published value — a thin-transaction issue rather than a quality signal. That is a spread of about $115,000 across sections sharing one government, one school district and one tax rate.
How competitive is buying in Woodbridge?
Competitive without being frantic. A June 2026 township report shows 2.33 months of inventory and homes selling at an average 102.4% of asking, with median days falling from 36 to 24; another source reports 63 days and six offers received. Expect to bid at or slightly above asking on a well-presented house — and expect not to have to waive your protections to win, which is a better position than buyers face in several Union County towns. Be fully pre-approved before touring.
What is the biggest mistake buyers make in Woodbridge?
Letting a comp cross a section line. Because each of the ten sections has its own ZIP code, data platforms treat them as separate cities and scramble comps, statistics and value estimates across boundaries. A Colonia comp applied to a Fords house can misprice a deal by six figures — the published gap between those two sections is over $105,000 on the same index. Insist on comps restricted to your section, then to comparable streets within it.
Moving to Woodbridge — The Complete Guide
The Ten Towns of Woodbridge — Every Section, Explained
The Woodbridge Commute — Every Station, by Section
The Metropark Transformation
Woodbridge Property Taxes — One Rate, Ten Sections
Woodbridge Condos & Townhomes — The Attached Tier
Selling a Home in Woodbridge — The Playbook
Woodbridge Homes for Sale — Browse Current Listings
Figures as of publication, from the sources noted, measuring different geographies and periods, and subject to change. Township-level figures: a median sale price of $577,000 for March 2026, up 11.0% year over year, with homes selling after an average 80 days against 48 a year earlier and 20 homes sold that month, up from 15 (Redfin, "Woodbridge" city-level); a median sold price of $490,000 for April 2026 with properties selling after an average 32 days against 16 a year earlier, 76 homes sold up from 66, a median list price of $490,000, approximately $364 per square foot and 76 active listings (Movoto); an average home value of $480,627, up 5.1% over the prior year (Zillow home value index — a valuation model applied to the housing stock, not a transaction figure); and a median sold price rising from $410,000 in May 2026 to $453,750 in June 2026 with median days falling from 36 to 24, 2.33 months of inventory and homes selling at an average 102.4% of asking price, per a township market report compiled from RPR data by a regional brokerage. A separate platform reports typical time on market of 63 days with six offers received and approximately 50 homes sold in a recent month, alongside 10 condominiums, 2 townhouses and 9 multi-family units listed; a related page reports 74 homes sold in a recent month with 11 condominiums, 3 townhouses and 8 multi-family units, and 17 luxury listings at a $535,000 median list price with 75 days on market and 4 offers. Section-level values — Colonia $647,026, Iselin $566,556, Port Reading $544,031, Fords $541,174, Sewaren $537,977, Avenel $532,426, with no published value returned for Hopelawn, Keasbey or Menlo Park Terrace — are from a single value index (Zillow) at a single point in time and are comparable to one another but are not sale prices and must not be compared against closed-sale figures. On a sale-price basis Redfin reports an average Fords house price of approximately $485,000, up 27.3% year over year, and a Port Reading median listing price of approximately $565,000 with 79 days on market and five homes sold in a recent month. Our own Ten Towns of Woodbridge guide places Fords, Port Reading, Sewaren, Hopelawn and Keasbey in the mid-$400s band and below on the value indexes; that framing reflects sale-price measures and is consistent with, not contradicted by, the index table above — the two are different instruments and the divergence is widest where transaction volume is thinnest. A second source discarded: a foreclosure-data aggregator reporting that median values for recently sold Middlesex County homes range "from $691,416 in Port Reading to the lowest price of $90,816 in Port Reading" — naming one section as both county high and county low in a single sentence — and listing Sewaren at $701,847; that platform has been discarded in three other townships for comparable internal contradictions and its figures are not relied upon here. Source discarded: a national real-estate site describing Woodbridge as "a township located in Perth Amboy" — Perth Amboy is a separate municipality — which in the same passage reports the single-family share of homes "in Perth" and publishes a median home value of $297,715, approximately $180,000 below every other source consulted; that page's figures are not relied upon here. A separate platform's reference to a "Middlesex County R-1 School District" is a data artefact and not a real district name. Woodbridge Township comprises ten officially recognised sections — Avenel, Colonia, Fords, Hopelawn, Iselin, Keasbey, Menlo Park Terrace, Port Reading, Sewaren and Woodbridge Proper — each with its own ZIP code, all sharing one township government, one school district and one tax rate. The township is among New Jersey's most populous municipalities and lies approximately twenty minutes' drive from Staten Island. Household income, age, education, poverty, household composition and school rating data available from the sources consulted have been deliberately excluded, as we exclude such material for every community we cover. Medians, averages and value indexes are not appraisals and describe populations of transactions or modelled values rather than any individual property; a township-wide figure describes none of the ten sections individually. Comparable sales, tax bills, assessments, school attendance assignments, condition and transit access must be verified for any specific property. Market conditions and competition levels change and are not predictions. This is general information and market commentary, not legal, tax, or investment advice.
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