Anthony Licciardello | October 18, 2026
Clark, NJ
Thirty-five Clark closings carry a recorded date inside the third quarter, and their median is $795,000. That is the first time in four towns our computed figure has not landed on top of the published one — it sits $63,500 above the nearest of them. The reason appears to be sitting in plain sight: the same source's Clark sold list contains seventeen dated sales in seven other municipalities across two counties, and most of them are cheaper than Clark.
We found thirty-five closings with Clark addresses and recorded sale dates between July 1 and September 30, 2026. Median $795,000, mean $849,566, range $490,000 to $1,725,000. In Westfield, Mountainside and Garwood this method landed within $35,000, the same dollar, and $323 of an independently published median. In Clark it does not: the published figures read $731,500 and $720,000, putting ours $63,500 and $75,000 above them. That divergence is the finding, and we think we can explain it. One source's Clark sold list carries seventeen dated third-quarter sales in municipalities that are not Clark — six in Colonia, four in Scotch Plains, two in Westfield, two in Linden, and one each in Cranford, Rahway and Edison, which is in a different county. One entire page of its Clark results contained ten dated sales and not one of them was in Clark. Those contaminating sales have a median around $629,000, well below Clark's own. If a published Clark median is computed over a set that includes them, it is being pulled down by houses in other towns — a hypothesis we can support but not prove, and we report it as such. What is not in doubt is the tax picture: thirty of the thirty-five closings came in at or below $1,000,000, so 86% of Clark sellers owed no mansion tax, and two sales stopped within $1,000 of the line at $999,999 and $999,000. Our own earlier reporting put the Clark median near $640,000, which is $155,000 behind.
I · Thirty-Five Closings ↓ II · Seven Towns, Two Counties ↓ III · Notable Sales ↓ IV · Why the Median May Be Too Low ↓ V · Buyers & Sellers ↓
Clark is the fourth Union County town we have measured this quarter from individually dated closings, and it is the one that taught us the most — because it is the first where the method and the published figures disagreed. Our instinct was that our own sample must be biased upward. We went looking for the low end, pulled five more pages of sold records, and found it: sales at $490,000, $529,000, $620,000 and $623,555 duly appeared and the median still came in at $795,000. What we also found, on those same pages, was seventeen houses that are not in Clark at all. Confirm any individual sale and all tax treatment with the Township, the county records and your own attorney before relying on it.
Thirty-five closings, July 1 through September 30, 2026. Median $795,000. Mean $849,566. Low $490,000, high $1,725,000. Of the four towns we have measured this quarter, Clark is the one with a genuinely usable sample size — thirty-five against Garwood's ten and Mountainside's thirteen — and it is also the one where our figure sits furthest from what the portals publish.
July — 12 closings, median $791,000
August — 8 closings, median $890,425
September — 15 closings, median $730,000
August's higher median rests on only eight closings and should not be read as a peak. Three of August's eight were $999,999, $1,400,000 and $944,350, which is enough to lift a median built on that few transactions. September's fifteen closings at $730,000 are the most reliable monthly figure in the set, and they sit below the quarterly median — a point worth holding, because it is the only soft signal in otherwise firm data.
New Jersey's mansion tax begins above $1,000,000, and since the 2025 amendments the seller pays it on the entire purchase price rather than the portion above the threshold. Thirty of Clark's thirty-five closings — 86% — came in at or below the line and owed nothing. Five landed in the 1% band. Set that against the three towns we measured before it, in the same quarter: Westfield at a $1,500,000 median with only 28% of sellers exempt; Mountainside at $999,999 with 54% exempt; Clark at $795,000 with 86% exempt; and Garwood at $679,000 with every dated seller exempt. Four adjoining municipalities, one quarter, and the share of sellers writing a mansion-tax cheque falls from 72% to zero across roughly six miles.
And the threshold leaves its mark here too, for the third town running. 184 Stonehenge Terrace closed at $999,999 on August 10 — one dollar under the line. 33 Stanton Street closed at $999,000 on August 24, a thousand under it. We have now recorded a $999,999 closing in Westfield, in Mountainside and in Clark within the same three months. We make no claim about any individual negotiation and cannot see inside them, but three towns producing the identical figure in one quarter is a pattern rather than a coincidence, and the arithmetic explains why: at $999,999 a seller owes nothing, and at $1,000,001 they owe about $10,000.
We have logged thirteen platform-geography failures across this library. This is the worst of them, and it is not close. Assembling the Clark dataset required reading five pages of one source's sold records, and across them we found seventeen dated third-quarter sales at addresses that are not in Clark.
Colonia — 6 sales 110 Normandy Rd $645,000 · 47 Miliken Rd $670,000 · 48 Morningside Rd $380,000 · 397 Lake Ave $690,000 · 75 Lancaster Rd $600,000 · 11 Kilmer Dr $620,000
Scotch Plains — 4 sales 4 Wareham Ct $499,000 · 28 Wareham Ct $530,000 · 41 Wareham Ct $530,000 · 44 Tisbury Ct $570,000
Westfield — 2 sales 1910 Grandview Ave $1,100,000 · 105 Summit Ct $985,000
Linden — 2 sales 1815 N Stiles St $499,000 · 1915 Crescent Pkwy $635,000
Cranford — 1 sale 43 Iroquois Rd $629,000
Rahway — 1 sale 975 Maurice Ave $540,000
Edison — 1 sale 213 Normandy Rd $960,000 — Middlesex County
Read that list again and notice what it is not. It is not a handful of border addresses on an ambiguous street. Colonia is a section of Woodbridge Township in Middlesex County, which we cover in our what to expect buying in Colonia — six of its houses were filed under a Union County township. Edison is also Middlesex County. Rahway is a separate city. And one full page of the source's Clark results carried ten dated sales of which exactly none were in Clark.
Two of the imported Westfield sales are in our own Westfield dataset, where they belong. 1910 Grandview Avenue at $1,100,000 appears in our Westfield Q3 set at the same price on the same day, July 15. 105 Summit Court at $985,000 appears there too, at the same price — but our Westfield source dated it August 21 and this one dates it September 8. Same house, same price, two sources, eighteen days apart. That is a second, quieter problem, and it is why every date in these reports is described as recorded rather than certain.
189 Broadway, Clark, is listed at $390,000 on September 25 — and the same page carries an estimated value of $652,333 for it and labels it "8% Above List Price." A sale 40% below the page's own estimate cannot also be 8% above list. We excluded it from our thirty-five, and it is the only Clark-addressed dated sale we dropped. Including it would move the median from $795,000 to $791,000 and the mean from $849,566 to $836,800 — so the choice is disclosed rather than hidden, and it is not load-bearing. Separately, 5 Winters Court carries the same $733,000 price on two sources with sale dates of July 14 and July 29, and 1915 Crescent Parkway in Linden appears on one page with two different sold dates, September 22 and February 24.
The ten highest dated closings of the quarter. Sales marked with a bullet were corroborated on a second published source.
$1,725,000 94 Hillcrest Drive · September 25
$1,400,000 27 Brookside Terrace · August 25 •
$1,330,000 1 Hartman Court · July 19 •
$1,285,000 302 West Lane · September 4
$1,112,500 8 Lionel Street · July 16
$999,999 184 Stonehenge Terrace · August 10 — one dollar under the tax line
$999,000 33 Stanton Street · August 24
$960,000 25 Kent Place · July 13
$944,350 6 Hilltop Avenue · August 12 •
$919,900 27 Schuyler Drive · July 24
94 Hillcrest Drive at $1,725,000 is the quarter's outlier and sits $425,000 above the next sale. In the 1% mansion-tax band it cost its seller roughly $17,250. Below the top five, the set compresses hard: twenty-three of the thirty-five closings fell between $620,000 and $880,000, which is the real Clark market. That band is where a buyer will spend most of their time and where the comparable sales are genuinely comparable.
Our own earlier Clark reporting named four sales without dating them, and they are worth revisiting against this quarter. It cited 112 Westfield Avenue at $1,020,000 as new construction that cracked $1 million, 29 Oak Ridge Road at $910,000 closing above asking, 48 Raritan Road at $825,000 fully renovated with multiple offers, and 7 Mildred Terrace at $655,000. None of those four appears in this quarter's dated set, so they predate it. But the shape they describe — a renovated or new-build top end around and above $1 million, a broad middle in the $800,000s, and entry product in the $650,000s — matches this quarter's distribution closely. It is the median on that post, not its texture, that has aged.
Four of the thirty-five closings are unit addresses — 675 Raritan Road units 10 and 26 at $623,555 and $635,000, 3 Harvey Court unit 3 at $700,000, and 5 Winters Court unit 7 at $733,000. Clark has attached product and it is transacting in the low-to-mid $600,000s and up, which matters for a buyer priced out of the detached market here and is the same structural point we drew in Garwood, whose high-school students Clark receives.
We started this chapter expecting to argue that contamination probably depresses the published Clark median. Then we did the arithmetic, and it is not a probably.
Our thirty-five Clark closings have a median of $795,000.
The seventeen out-of-town sales filed under Clark have a median of $620,000, and 82% of them fall below Clark's own median.
Put all fifty-two together and the median is $720,000.
$720,000 is, to the dollar, the figure one major portal publishes as Clark's sale price. It is also $11,500 from the $731,500 median published by the source whose own pages carried the contamination. Blending houses from Colonia, Scotch Plains, Westfield, Linden, Cranford, Rahway and Edison into a Clark set reproduces the published Clark figure exactly.
We want to be careful about what that does and does not establish, because an exact match is seductive. We cannot see either platform's actual computation set, we do not know their period definitions, and a coincidence is possible. What we can say is that the contamination is documented, its direction is unambiguous — 82% of the imported sales are cheaper than Clark — its magnitude is sufficient to move a median by $75,000, and reproducing the published number from a blended set is a good deal more than suggestive. We are reporting it as a reproduction, not a proof.
If it is right, the practical consequence for a Clark seller is roughly $75,000 of understatement in the number most likely to be quoted at them. That is not a rounding error on a $795,000 house; it is about 9% of the price. And it explains something that puzzled us in the other three towns: why this method matched the published medians in Westfield, Mountainside and Garwood and diverged here. Those three towns' sold lists were contaminated too — Westfield's imported Mountainside, Scotch Plains and Garwood houses — but by a handful of addresses, not seventeen, and in Westfield's case the imports were mostly cheaper in a town whose median is far higher, so the proportional effect was small. Clark received the most contamination and the most downward-skewed contamination at once.
$731,500 — median sold price, up 8% year over year, with 26 average days on market and 154 sales over the trailing twelve months. No reporting period stated for the median or the pace figure.
$720,000 — labelled only "Sale price," down 6.3% year over year, with $423 per square foot up 9.3%, 49 days on market, 1.1% over list price and 16 total homes sold. 🔴 This page states no reporting period for any figure and does not describe a single one of them as a median.
~$640,000 — our own Clark market update, published March 28, 2026, with an upper range of $800,000 to $1.05 million, roughly 2.0 to 2.3 months of supply, 18 to 26 days on market and a 100% to 103% sale-to-list ratio.
$645,000 — our own Clark neighbourhood page.
$795,000 — our figure, the full quarter, from the thirty-five dated closings in Chapter III.
The two published readings also disagree with each other on direction and on pace, which is its own warning. One has the median up 8% year over year; the other has it down 6.3%. One reports 26 average days on market; the other 49. One reports 154 sales in a trailing year; the other reports 16 total homes sold with no period attached at all, which could mean a month, a quarter or something else. We are reporting all of it rather than reconciling any of it.
Our Clark's no-train-station tradeoff carries a byline date of March 28, 2026 and a header reading "Spring 2025." Those cannot both be right, and the page does not explain the gap. Its median of roughly $640,000 is $155,000 behind this quarter's closings, and its texture — a top end around and above $1 million, a broad middle in the $800,000s, entry product in the $650,000s — still describes Clark accurately. So the fix is a figure and a date label, not a rewrite. We are reporting the discrepancy rather than quietly correcting it, because a reader holding both posts deserves to know which number to use: this one.
If you are selling in Clark, the single most valuable thing in this report is that the number most likely to be quoted at you may be about $75,000 low. Two portals publish $731,500 and $720,000; our thirty-five dated closings produce $795,000; and the gap is explained — to the dollar, when tested — by houses in seven other towns sitting inside Clark's sold list. Do not accept a Clark valuation that was built from a portal's Clark search results without checking the municipality on every comparable. Ask to see the comp set. If it contains a Colonia, Scotch Plains, Rahway or Edison address, it is not a Clark comp set.
If you are buying, the same fact cuts the other way and you should use it with clear eyes. A seller working from a $720,000 expectation on a house that the dated closings say is worth $795,000 is a seller you want to meet — but you are also competing with other buyers whose agents have done the work. The usable band is narrow and dense: twenty-three of the thirty-five closings fell between $620,000 and $880,000. Inside that range there are real comparables in quantity, which is not true in Garwood or Mountainside, and it means a Clark valuation can actually be built properly. Clark is the one town in this four-town series with enough quarterly volume to support a defensible median at all.
On the mansion tax, Clark is comfortable but not exempt. Thirty of thirty-five closings owed nothing, and the five that did sat in the 1% band — the top sale, 94 Hillcrest Drive at $1,725,000, cost its seller roughly $17,250. The threshold becomes live for renovated and new-construction product, which our own earlier reporting put at $850,000 to $1.1 million, and for the handful of larger houses on the township's better streets. If your likely price is within about $50,000 of $1,000,000, read the break-even arithmetic in our Westfield Q3 report — a seller needs roughly $1,010,100 above the line to beat a $999,999 close, which is exactly why two Clark sales this quarter stopped at $999,999 and $999,000.
Before you accept any Clark comparable, read the town on the tax parcel — and in Clark this is not a formality, it is the single highest-value check in the valuation. We pulled five pages of one source's Clark sold records and found seventeen dated third-quarter sales in other municipalities: six in Colonia, four in Scotch Plains, two in Westfield, two in Linden, one each in Cranford, Rahway and Edison. One full page carried ten dated sales and not one was in Clark. Then test what that does: blend those seventeen into our thirty-five real Clark closings and the median falls from $795,000 to exactly $720,000, which is the figure a major portal publishes for Clark. So the contamination is not a curiosity — it is plausibly the published number. One parcel lookup per comparable, and ask any agent who hands you a Clark valuation to show you the addresses they used. If they cannot, the number is worth nothing.
"I have been doing this twenty-two years and this one still made me sit up. Thirty-five dated Clark closings, median seven ninety-five. The portals say seven thirty-one and seven twenty. First time in four towns my number did not land on theirs, so I went looking for my own mistake. Pulled five more pages of sold records to find the cheap sales I must have missed. Found them — four ninety, five twenty-nine, six twenty — and the median still came in at seven ninety-five. What I also found was seventeen houses on those pages that are not in Clark. Colonia. Scotch Plains. Rahway. Edison, which is a different county. One whole page, ten sales, not one of them Clark. So I dropped those seventeen into my thirty-five and ran it again. Seven hundred twenty thousand. To the dollar. That is the number one of them publishes for this town. I cannot see inside their math and I will not say I proved it. But if you are selling in Clark and someone quotes you seven twenty, ask them to show you the addresses."
Anthony Licciardello · Broker, The Prodigy Team
Clark is the clearest case we have found of a town whose published median may understate it by about $75,000, and the only way to know is to read the municipality on every comparable. We price Clark from individually dated closings and verified parcels, we show sellers the addresses behind the number, and we bring the New York buyer who finds a $795,000 median twenty-five minutes from Newark Penn hard to argue with.
Get a valuation built on this quarter's thirty-five verified Clark closings — with every comparable checked on the tax parcel, not the listing header.
What was the median home sale price in Clark, NJ in Q3 2026?
We computed $795,000 from thirty-five closings with Clark addresses and recorded sale dates between July 1 and September 30, 2026. The mean was $849,566 and the range ran from $490,000 to $1,725,000. Published figures read $731,500, up 8% year over year, and $720,000, down 6.3% — putting ours $63,500 and $75,000 above them. Clark is the only town in our four-town Q3 series with enough quarterly volume to support a defensible median; twenty-three of the thirty-five closings fell between $620,000 and $880,000.
Why is your Clark median higher than the portals?
Because the portals' Clark data appears to include houses from other towns. One source's Clark sold list carries seventeen dated third-quarter sales in seven other municipalities — six in Colonia, four in Scotch Plains, two in Westfield, two in Linden, and one each in Cranford, Rahway and Edison, which is in a different county. One full page of its Clark results held ten dated sales and none were in Clark. Those seventeen have a median of $620,000 and 82% fall below Clark's own. Blend them into our thirty-five real Clark closings and the median falls from $795,000 to exactly $720,000 — the figure a major portal publishes for Clark. We cannot see inside either platform's computation and report this as a reproduction, not a proof.
What was the highest home sale in Clark in Q3 2026?
94 Hillcrest Drive at $1,725,000, dated September 25, 2026 — $425,000 above the next sale. Then 27 Brookside Terrace at $1,400,000 on August 25, 1 Hartman Court at $1,330,000 on July 19, 302 West Lane at $1,285,000 on September 4, and 8 Lionel Street at $1,112,500 on July 16. In the 1% mansion-tax band the Hillcrest sale cost its seller roughly $17,250. Recording dates can differ by a few days from MLS closing dates.
Do Clark sellers pay the New Jersey mansion tax?
Most do not. Thirty of the thirty-five dated closings — 86% — came in at or below $1,000,000 and owed nothing. Five landed in the 1% band. The threshold becomes live mainly for renovated and new-construction product, which our own earlier reporting put at $850,000 to $1.1 million. Two sales this quarter stopped within $1,000 of the line, at $999,999 and $999,000, and that is the third consecutive town where we have recorded a $999,999 closing. Since the 2025 amendments the seller pays, and the rate applies to the entire purchase price — so a seller needs roughly $1,010,100 above the line to beat a $999,999 close.
How does Clark compare to Westfield, Mountainside and Garwood?
On this quarter's closings Clark sits third of four. Westfield's median was $1,500,000 across 81 closings with only 25% of sellers exempt from the mansion tax; Mountainside's was $999,999 across 13 with 48% exempt; Clark's was $795,000 across 35 with 86% exempt; and Garwood's was $679,000 across 10 with every dated seller exempt. Four adjoining municipalities, one quarter, and the share of sellers writing a mansion-tax cheque falls from 72% to zero across roughly six miles.
Why does your earlier Clark post say the median is around $640,000?
Because it is dated, and it also carries a date-label problem we are correcting here. That post has a byline date of March 28, 2026 and a header reading Spring 2025, which cannot both be right. Its median of roughly $640,000 is $155,000 behind this quarter's closings, as is the $645,000 on our Clark neighbourhood page. What that post gets right is the texture — a top end around and above $1 million, a broad middle in the $800,000s and entry product in the $650,000s — which matches this quarter's distribution closely. Use the $795,000 from this report.
Westfield Q3 2026 — $1,500,000 Median, 69 Closings
Mountainside Q3 2026 — $1,065,000 Median, 27 Closings
Garwood Q3 2026 — $679,000 Median, Nobody Paid the Tax
Clark vs Westfield & Cranford — The No-Train-Station Tradeoff
Scotch Plains Market Update — Two Reports, Two Maps
What to Expect Buying in Colonia
Kenilworth vs Cranford
Moving to Cranford
Moving to Linden
Union County Towns by Price
Figures as of publication, from the sources noted, measuring different quantities over different periods, and subject to change. Confirm every individual sale, recording date and all tax treatment with the Township of Clark, Union County records, your attorney and your accountant before relying on any of it. Nothing here is legal, planning, tax or investment advice. Our quarterly figures are computed by us from thirty-five transactions with Clark, New Jersey addresses and recorded sale dates between July 1 and September 30, 2026, compiled from Homes.com's and Redfin's published recently-sold records for Clark across six and two result pages respectively: median $795,000, mean $849,566, low $490,000, high $1,725,000; July 12 closings median $791,000, August 8 closings median $890,425, September 15 closings median $730,000; thirty closings at or below $1,000,000 and five in the $1,000,000 to $2,000,000 band. 🔴 This is a count of what we could individually date and attribute to a Clark address, not an MLS-complete dataset; one source reports 154 sales over a trailing twelve months, so thirty-five for a quarter is plausibly near-complete but may be short. Monthly medians rest on twelve, eight and fifteen sales; August's higher figure is produced by three large closings and should not be read as a peak. Recording dates can differ from MLS closing dates. 🔴 Independently corroborated after publication. A second source that dates every sale it carries lists 36 Clark closings inside this quarter against our 35, with a median of $791,000 against our $795,000 and the same 86% of sellers below the mansion-tax threshold. Its Clark sold list is contaminated in the same way ours was: two of its six pages contain no Clark property at all, carrying Scotch Plains, Colonia, Rahway, Linden, Cranford and Westfield addresses under a Clark heading. That is a second portal reproducing the failure this report documents, on different pages, in a different quarter's worth of records. These figures are not an appraisal and describe individual transactions rather than any other property. Sales corroborated on a second published source are 27 Brookside Terrace at $1,400,000, 1 Hartman Court at $1,330,000, 6 Hilltop Avenue at $944,350, 94 Hayes Avenue at $787,000, 116 Stonehenge Terrace at $710,000 and 675 Raritan Road Unit 10 at $623,555. 🔴 One Clark-addressed dated sale was excluded: 189 Broadway, listed at $390,000 on September 25 on a page that simultaneously carries an estimated value of $652,333 for it and labels it 8% above list price. Those statements are mutually inconsistent and we did not use the record. Including it would move the median to $791,000 and the mean to $836,800, so the exclusion is disclosed and is not load-bearing. Separately, 5 Winters Court carries the same $733,000 price on two sources with sale dates of July 14 and July 29. Published market figures: a median sold price of $731,500 up 8% year over year with 26 average days on market and 154 homes sold over the trailing twelve months, per Homes.com, with no reporting period stated for the median or the pace figure; and a sale price of $720,000 down 6.3% year over year, $423 per square foot up 9.3%, 1.1% over list price, 49 days on market and 16 total homes sold, per Redfin's Clark Township page. 🔴 That Redfin page states no reporting period for any figure and does not describe any of them as a median; we have reported its labels as published. The two sources disagree on direction, with the median up 8% against down 6.3%, on pace, with 26 average days against 49, and on volume, with 154 trailing-twelve-month sales against 16 total homes sold with no period attached. All are reported rather than reconciled. 🔴 Platform geography — the most severe instance logged in this library. Across five pages of one source's Clark sold records we identified seventeen dated third-quarter sales at addresses outside Clark: in Colonia, a section of Woodbridge Township in Middlesex County, 110 Normandy Road $645,000, 47 Miliken Road $670,000, 48 Morningside Road $380,000, 397 Lake Avenue $690,000, 75 Lancaster Road $600,000 and 11 Kilmer Drive $620,000; in Scotch Plains, 4 Wareham Court $499,000, 28 Wareham Court $530,000, 41 Wareham Court $530,000 and 44 Tisbury Court $570,000; in Westfield, 1910 Grandview Avenue $1,100,000 and 105 Summit Court $985,000; in Linden, 1815 North Stiles Street $499,000 and 1915 Crescent Parkway $635,000; in Cranford, 43 Iroquois Road $629,000; in Rahway, 975 Maurice Avenue $540,000; and in Edison, Middlesex County, 213 Normandy Road $960,000. One full page of that source's Clark results contained ten dated sales of which none were in Clark. All seventeen were excluded from our dataset. 1910 Grandview Avenue appears in our Westfield Q3 dataset at the same price on the same date, July 15; 105 Summit Court appears there at the same price but dated August 21 against this source's September 8. 1915 Crescent Parkway appears on one page with two different sold dates, September 22 and February 24. 🔴 The contamination test: the seventeen out-of-town sales have a median of $620,000 and a mean of $651,882, and fourteen of the seventeen fall below Clark's own median; combining them with our thirty-five Clark closings produces a fifty-two-sale median of exactly $720,000, which is the figure Redfin publishes, and $11,500 from the $731,500 published by Homes.com. We cannot inspect either platform's computation set, period definitions or inclusion rules, an exact match may be coincidence, and we report this as a reproduction of the published figure from a contaminated set rather than as proof of how it was derived. No claim is made that any platform computed its median in this way. Our own prior reporting: our Clark market update, bylined March 28, 2026, states a median sale price running around $640,000, an upper range of $800,000 to $1.05 million, roughly 2.0 to 2.3 months of supply, average days on market of 18 to 26, a sale-to-list ratio of 100% to 103%, and that only about 10% to 12% of sales above $800,000 involved new construction over the past year; it names four undated sales — 112 Westfield Avenue $1,020,000, 29 Oak Ridge Road $910,000, 48 Raritan Road $825,000 and 7 Mildred Terrace $655,000 — none of which appears in this quarter's dated set. Our Clark neighbourhood page states a median of $645,000. 🔴 That market update carries a byline date of March 28, 2026 and a header reading Spring 2025, which cannot both be correct and which the page does not explain. Its median of approximately $640,000 and the neighbourhood page's $645,000 are $155,000 and $150,000 below the figure computed here. All are published; none is reconciled here; the earlier figures were not re-verified and the distribution those posts describe remains broadly accurate. Mansion tax rate schedule and effective dates per the New Jersey Division of Taxation's published Graduated Percent Fee notice and legal analysis of the 2025 amendments, reported as: legislation signed June 30, 2025 as P.L. 2025, c. 69, applying to deeds submitted to the county recording officer on or after July 10, 2025, with the fee legally imposed on the grantor rather than the grantee while allocation between the parties remains contractually negotiable; rates of 1% above $1,000,000 up to $2,000,000, 2% above $2,000,000 up to $2,500,000, 2.5% above $2,500,000 up to $3,000,000, 3% above $3,000,000 up to $3,500,000 and 3.5% above $3,500,000; the applicable rate applying to the entire consideration rather than to the portion within each bracket. 🔴 Tax figures stated here are arithmetic illustrations computed by us by applying the reported rate schedule to the reported sale prices. They are not statements of any seller's actual liability, which depends on exemptions, transition rules, the structure of the transaction and facts we cannot see. We are brokers and not attorneys or accountants, this is not tax advice, and no claim is made that any particular sale price was structured to avoid a threshold — the clustering at $999,999 and $999,000 is reported as an observed pattern, not as a proven intention. Comparison figures for Westfield at a $1,500,000 median across 81 closings with 25% of sellers exempt, Mountainside at $1,065,000 across 13 with 48% exempt, and Garwood at $679,000 across 10 with all dated sellers exempt are from our Westfield, Mountainside and Garwood Q3 2026 reports. School performance ratings, household income, median age, household composition, racial and ethnic composition and crime data available from the sources consulted have been deliberately excluded, as we exclude such material for every community we cover. Medians and averages are not appraisals and describe populations of transactions rather than any individual property. Comparable sales, municipality of record, lot dimensions, tax bills, assessments, condition and school attendance assignments must be verified for any specific property.
Prodigy Real Estate is an innovative real estate company offering high-end video production, home valuation services, purchasing, and home sales. Serving New York and New Jersey.