Anthony Licciardello | June 20, 2026
Mountainside, NJ
Selling · Mountainside, NJ
Selling in Mountainside isn't like selling in a high-turnover town. This is a small, premium, low-inventory market where homes span an enormous price range and the buyer who pays top dollar is often relocating from out of the area. That changes the playbook. Success here rests on two things: pricing from genuinely comparable evidence in a market that has no meaningful “average,” and marketing the borough's irreplaceable advantages to the people most likely to want them. Get both right and a Mountainside home sells beautifully. Here's how to approach it.
This guide is part of our complete coverage of the borough. For the full picture, start at our complete guide to buying and selling in Mountainside.
Mountainside's prices run from the mid-$600,000s to nearly $3 million, and two homes on the same street can sit a million dollars apart depending on whether one's been reimagined and the other hasn't. That makes a citywide median nearly useless for pricing. The only reliable approach is to compare your home against genuinely similar sales — matched on condition, lot, and setting — rather than a borough-wide figure. An original mid-century ranch and a gut-renovated one are simply different products competing for different buyers, and pricing them off the same number is how sellers either leave money on the table or sit unsold. For current conditions, see our Mountainside market report.
From the Broker
“In Mountainside I price homes against their true peers — same condition, similar lot and setting — never the town average. And I make sure the listing tells the story only this house can tell: the trees behind it, the lot, the tax line. That's what moves an out-of-area buyer.”
Anthony Licciardello, Broker, The Prodigy Team
Here's a cost that matters more in Mountainside than in most Union County towns, because so many homes here cross the threshold. New Jersey's graduated fee on higher-priced sales — once known as the “mansion tax” — became a seller-paid cost in 2025. On a sale over $1 million it starts at 1% of the entire price and steps up in tiers for higher brackets. That's on top of the Realty Transfer Fee every New Jersey seller pays at closing. With Mountainside's median near $1 million, a meaningful share of sales here land in fee territory, so build it into your net-proceeds math from the very start rather than discovering it at the closing table.
Watch Out
If your sale tops $1 million, the seller now pays New Jersey's graduated fee — starting at 1% of the whole price and rising in higher tiers — in addition to the Realty Transfer Fee. On a Mountainside home that's real money. Calculate your true net before you list, not after you're under contract.
Transfer and state fees, thresholds, and rules change and depend on the specifics of your sale; figures here are general and current as of 2025. This is general information, not legal, tax, or financial advice — confirm the exact fees for your transaction with a qualified New Jersey real estate attorney and tax professional.
Mountainside's best selling points are the ones that can't be renovated into a house elsewhere. A lot that backs onto the Watchung Reservation, a ridge with a distant skyline view, a wooded half-acre of privacy — these are irreplaceable, and they deserve to lead the marketing. So does the borough's quietly powerful financial story: an effective tax rate among the lowest in Union County, which a savvy out-of-area buyer comparing total ownership costs will genuinely value. A listing that names these advantages plainly, with photography that shows the setting, sells the home most buyers can't find anywhere else.
In a low-inventory market, the question isn't whether there's demand — it's whether your listing reaches the specific buyer who will pay for what your home offers. For Mountainside, a large share of those buyers are relocating from New York and Staten Island in search of space and nature, and reaching them takes marketing that crosses the water rather than waiting for local foot traffic. That's where an agent who works both sides comes in. See the demand side in our case for New York buyers moving to Mountainside, and if you're weighing going it alone, the Mountainside FSBO guide.
Thinking of selling in Mountainside?
The Prodigy Team prices Mountainside homes against their true peers, calculates your real net — seller fees included — and markets the borough's irreplaceable advantages to the New York and Staten Island buyers who drive demand here. We work both sides of the water, so your listing reaches the people most likely to compete for it.
Anthony Licciardello, Broker, The Prodigy Team · 718-873-7345
See What Your Mountainside Home Is Worth
Mountainside is a low-inventory, premium market with steady demand from out-of-area buyers, which generally favors well-prepared, well-priced sellers. Conditions change, so review current data, but a correctly priced and well-presented home tends to perform strongly here.
Price against genuinely comparable sales matched on condition, lot, and setting — not a citywide median. Because prices range from the mid-$600,000s to nearly $3 million and condition swings value dramatically, an original home and a renovated one require entirely different comparables.
If your sale price is over $1 million, New Jersey's graduated fee — now seller-paid — applies, starting at 1% of the entire price and rising in higher tiers, in addition to the Realty Transfer Fee. Many Mountainside homes cross that threshold, so confirm the exact figures with a New Jersey attorney and build them into your net.
Market the borough's irreplaceable advantages — preserve adjacency, large wooded lots, a low effective tax rate — to the out-of-area New York and Staten Island buyers who drive demand. Reaching them takes marketing that crosses the water, which is where an agent working both sides is valuable.
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.
