Short Hills, NJ Real Estate Market Report June 2026

The discipline first: at thirteen-odd closings a month, Short Hills’ monthly medians swing on mix, not value — a couple of estate trades or a couple of Glenwood capes move the print by six figures either way. The honest read uses trailing and repeated measures, and those currently agree on the tier: a trailing-12-month recorded-sale median around $2.40 million (up ~11%), a ZIP-level monthly median near $2.1 million (up 9.8% year over year), a modeled average home value of about $2.39 million (up 6.9%), homes averaging roughly 33 days on market, and competitive listings drawing 12–15 offers. Asking prices tell the supply story: with single-digit-to-low-double-digit active inventory, median list prices have printed between $3.1 and $3.5 million — the top-heavy tier is what dares to list.

Three rules govern every number on this page — the same instrument panel our whole cluster runs on. Rule one: trailing over monthly. Thirteen closings can’t survive two estate sales without the median lurching; every headline figure here is trailing-year or clearly labeled. Rule two: name the measure. A modeled value index (all ~5,200 Short Hills homes), a recorded-sale median (the ~154 that traded), a ZIP-month median, and a listing median (what dares to ask) can legitimately sit a million dollars apart while all being true — they answer different questions, and this market’s asks-versus-sales gap is the widest we track anywhere. Rule three: section before you conclude. Nine official sections trade on different physics — our Section Series’ completed tax ladder runs from $17.6K to $45.2K average street bills — and a town-wide number averaging them describes none of them.

The measures, side by side — each labeled by what it is:

Sources: Redfin ZIP 07078 monthly median; Zillow Home Value Index; Homes.com trailing-12-month sale data (154 sales; avg. sale $2,711,521; ~33-day average); Redfin/Movoto active-listing medians ($3.1–3.5M range across recent pulls; Movoto Jan 2026 list median $3.42M at $549/sq ft), all 2026. The asks-over-sales gap is structural: thin, top-heavy inventory means the estate tier dominates what lists.

The texture behind the table: roughly 154 recorded sales in the trailing year at an average price of $2.71 million; average marketing time near 33 days with the ZIP’s competitive tier clearing about 4% over list in around two weeks on 12–15 offers; active inventory in the single-to-low-double digits at any moment; and a demand base arriving disproportionately from Manhattan and Brooklyn with equity or cash — the corridor dynamic our Westfield comparison quantifies from the other side. Direction of travel: firmly with sellers on every trailing measure, with the modern caveat that discipline has returned — the 12-offer outcomes attach to correctly priced product, and the estate tier’s longer marketing times (visible in the 41–57-day figures on ask-heavy pages) are price discovery, not weakness. Dated monthly updates will attach beneath this section as published; the figures above refresh on each pass.

This is the chapter no aggregator can write, because it rests on the completed Section Series. The structure in one paragraph: the value door — Glenwood’s compact mid-century band, verified entry print $1.49 million — opens the market; the family middle — the Poet’s Section’s third-acre grid and Brookhaven’s between-bands pocket — carries the school-run demand; the edges — White Oak Ridge’s recorded 2025 belt at $2.0–2.7 million and Deerfield’s new-construction capital, 2025 orbit prints to $4.625 million — supply the town’s growth; and the estate interior — Knollwood’s $3.588M ceiling, Old Short Hills’ road-versus-section discipline, Merrywood’s discretion, and Mountaintop’s summit — holds the equity and sets the appraisal anchors.

The cross-cutting mechanics: the walk radius to the two stations prices reliably everywhere it exists; the transformation economy (renovation and teardown-rebuild) is the ladder between every tier, with its gaps printed in public records; and the ~2029 revaluation exposure rises with every rung. Read any Short Hills listing against this structure first — the section, the band, the tier — and the town-wide medians become what they should be: context, not conclusions.

Four constants underwrite every number above. Supply: Hartshorn’s 1874 landscape is the anti-inventory — 5.2 built-out square miles where new product arrives only by transformation, one lot at a time. Demand: the one-seat Midtown Direct trains and the state’s most decorated district keep the NY pipeline structurally aimed here — the two assets that, per our Westfield analysis, carry the premium all by themselves. Equity: a generationally tenured ownership base — the Section Series documented 18-to-34-year holds as ordinary — means sellers choose their timing, suppressing supply exactly when markets elsewhere loosen. The banner: district rank is a monopoly asset with exactly one address, and monopolies price accordingly.

What would actually change this market, honestly listed: a sustained rate regime shift (the value door reacts first), a district shock, or the ~2029 revaluation’s redistribution — not a levy increase, but a re-measuring whose mechanics every buyer should read in our tax analysis before signing. Absent those, read Short Hills’ trailing numbers as what they are: a scarcity market with a monopoly district doing exactly what such markets do — and read every monthly headline against this page. When you’re ready to read actual inventory instead, the current Short Hills homes for sale are the live edition.

“A hundred fifty-four sales a year across nine sections and a two-to-six-million-dollar range means Short Hills can be misread by any spreadsheet and misquoted by any headline. My rule here is the one our whole series proved street by street: name the measure, name the section, and never let thirteen closings tell you what your house — or your offer — should be.”

— Anthony Licciardello, Broker, The Prodigy Team

Every guide on this site is part of a system: town-by-town content clusters, dedicated neighborhood pages, and cross-state marketing engineered for one outcome — putting your listing in front of the motivated New York families already searching for it. I’m Anthony Licciardello, Broker of The Prodigy Team — a former Director of Community Affairs in the Bloomberg Administration and a member of the Staten Island Growth Management Task Force — and this pipeline is what 22 years and 5,000 closings taught me to build.

Our Above the Streets cinematic drone series extends that reach — aerial storytelling that markets entire towns, not just listings, with audience performance exceeding industry benchmarks for real estate media.

Anthony Licciardello · Broker, The Prodigy Team · 718-873-7345

Send us the address — we’ll place it in its section and tier, pull the comps that actually match, and show you what the current market supports.

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What is the median home price in Short Hills, NJ?

Between roughly $2.1 and $2.4 million depending on the measure: the ZIP-level monthly sale median runs about $2.1 million (up 9.8% year over year), the trailing-12-month recorded-sale median about $2.40 million (up ~11%), and Zillow’s modeled average value about $2.39 million. Active-listing medians print far higher — $3.1–3.5 million — because the thin, top-heavy estate tier dominates what lists.

How fast do homes sell in Short Hills?

About 33 days on average across the trailing year, with the competitive tier clearing roughly 4% over list in about two weeks on 12–15 offers. The estate tier’s longer marketing times (40–57 days on ask-heavy measures) reflect price discovery at the top, not market weakness.

Is Short Hills a buyer’s or seller’s market?

Firmly a seller’s market on every trailing measure — thin transformed-only supply, generational tenure suppressing listings, one-seat commute and monopoly-district demand — with modern discipline: multiple-offer outcomes attach to correctly priced, well-presented homes, and the ~2029 Essex revaluation is the structural event every buyer should model for.

Why do Short Hills price reports differ so much?

Measure and mix. Value indexes model all ~5,200 homes; sale medians measure the ~154 that traded; monthly medians swing on which thirteen homes happened to close; and listing medians describe the top-heavy tier that dares to ask. All can be simultaneously true — and none of them replaces knowing the section: our nine-post Section Series priced each one on verified street-level evidence.

Moving to Short Hills, NJ: The Complete Guide
Short Hills Neighborhoods: Nine Sections, Three Bands
Short Hills Property Taxes: The 2017 Time Capsule
Westfield vs. Short Hills: The Million-Dollar Question