CLARITY IN A CONSTRAINED MARKET
Dear Neighbor,
If you’ve felt uncertain about what to do in this market, you’re not alone.
You may be asking yourself:
Does it make sense to move right now?
Are prices still strong? If I sell, where do I go? If I wait, will I miss my window?
The headlines talk about buyers being scared off by interest rates. But here in the Midtown Direct communities, that hasn’t been the real story.
The real story has been inventory.
For the fifth consecutive year, demand remained very strong, but homeowners hesitated to sell. Many who locked in historically low mortgage rates found themselves weighing lifestyle changes against financial trade-offs. For some, staying and renovating made more sense than moving.
The result?
A market defined not by weakness, but by constraint.
The Challenge for Sellers
When inventory is tight, opportunity exists — but only for those who execute strategically.
In 2025, the homes that launched correctly:
• Sold quickly
• Attracted multiple offers
• Achieved strong premiums
The homes that missed the mark:
• Were overpriced
• Over-improved in the wrong areas
• Or entered the market without a clear strategy
In today’s environment, preparation is not optional. Pricing is not guesswork. And timing matters.
The difference between a good result and an exceptional one is having a plan before you list, not after.
The Challenge for Buyers
For buyers, the frustration has been real.
In many price bands, especially between $750,000 and $3,000,000, there were often only one or two viable homes available at a time. The competition was intense. Decisions had to be quick.
Waiting for the perfect home to appear online was rarely effective, which is why buying in 2025 required more than searching. It required a strategy.
SUE ADLER & SCOTT SHUMAN
Our Role: Your Guide in a Complex Market
In markets like this, clarity creates confidence.
Our responsibility is to help you:
1. Understand the true condition of the local market
Not the national narrative, but what’s happening in your town and your price range.
2. Make financially sound decisions
Before you renovate. Before you price. Before you compete.
3. Execute with precision
From preparation to negotiation to closing.
Last year, that meant being proactive, uncovering offmarket opportunities, advising homeowners years before they plan to sell, and helping clients position themselves strategically before entering the market.
Because in a constrained market, waiting is not a strategy. Planning is.
The Results of Strategy
In 2025, we helped more than 400 families buy and sell homes, earning the Sue Adler Team the number one ranking in the Garden State MLS for dollar volume for the 13th consecutive year. Across Keller Williams worldwide, among over 175,000 agents, the Sue Adler Team ranked #1.
Our listings achieved:
• The highest average original list-to-sale price ratio among the top teams (114%)
• The lowest average days on market (12)
Not because the market was easy, but because disciplined preparation and strategic pricing win.
Why This Report Matters to You
This Market Review was created for one reason:
To give you clarity before you make a major financial decision.
Whether you are:
• Moving this year
• Considering a change in the next five years
• Or simply wanting to understand your home’s value
The more informed you are, the more confident your decisions will be.
Sue Adler Scott Shuman
The average days on market has remained relatively flat, only increasing by 1 day. It’s important to note that this also includes the time spent in attorney review, which is typically 2-5 days. We saw that homes priced right and well-prepared for sale often received multiple offers and went under contract within the first 7-10 days, a strong sign that buyer demand remains robust in 2026.
HOME SALES BY PRICE RANGE
The average original list-to-sale price ratio rose 1% from 2024 to 2025, reflecting a market pattern of limited inventory and high buyer demand. While the overall average was 8% above list price, the “sweet spot” homes often sold for 15-20% above list price, with some exceeding 35%. Early 2026 numbers suggest this trend is intensifying.
A new record! The combination of rising list prices and higher average list-to-sale price ratios pushed the average sales price up more than $100,000 along the Midtown Direct train line towns—a 7.5% increase over 2024 and a 53% increase since 2020. With demand dramatically outpacing supply, the hypercharged sellers’ market remains extremely strong, and early 2026 is already setting new pricing records.
As expected, inventory continued to drop in 2025, now at less than half of what it was in 2019. With inventory levels continuing to be suppressed, it is quite impressive that the total number of sales grew. This highlights the eagerness of buyers and bolsters our view that sales are constrained by supply, not a lack of buyers. We continue to see inventory at all-time lows and expect this trend to persist into 2026.
Millburn & Short Hills
Total Listed Total Transactions
2025 HOUSING OVERVIEW
Chatham
2025 HOUSING OVERVIEW
Listed
Maplewood & South Orange
2025
HOUSING OVERVIEW
Total Listed
2025 HOUSING OVERVIEW
New Providence
2025 HOUSING OVERVIEW
Listed
2025 HOUSING OVERVIEW
2025 HOUSING OVERVIEW
HOME PREP, STAGING, & SELLING WORKSHOP!
Thinking of taking advantage of these record home sale prices but don’t know where to start? You’re not alone! Join the nearly 4,300+ past attendees, at one of our upcoming workshops.
DECLUTTERING:
How to get rid of years of accumulated “stuff.”
WHAT YOU’LL LEARN:
PREP & STAGING:
Proven tips to attract today’s buyers and net you the most money.
PRE-INSPECTIONS:
What issues to address upfront and what to disclose “as-is” to help you bulletproof your transaction.
COORDINATING YOUR SALE:
How to align your sale with your next move and understand your options.
MARKET ANALYSIS:
Local market trends, winning pricing strategies, and timing your sale for top dollar.
MARKETING: Strategies to help buyers envision living in your home and make it stand out from the competition.
Whether you’re moving this season or two years from now, it’s never too early to start the home prep process. Our goal is for you to walk away with a plan of action. Seating is limited! Choose your date (virtual or in-person) and reserve your spot now at sueadler.com/HSW.
Meet Your Team
We are a team of specialists, strategists, and consultants that work tirelessly for our clients to ensure that each accomplishes their real estate goals. As your trusted advisors, we provide you with the highest caliber of service in the industry.
The Sue Adler Team has been the #1 Keller Williams Team in New Jersey since 2005, and the #1 Team for Dollar Volume Production in the GSMLS since 2013. We are also proud to be the #1 Keller Williams team worldwide, out of over 175,000 agents.
EXECUTIVE TEAM
Sue Adler, Founder, Partner
Amy Olsen Esposito
Director of Sales
Abby Tanzer
Amy Deuchler
Chris Yee
Christine Hunter
Colette Monod
Scott Shuman, CEO, Managing Partner
AGENT PARTNERS
Emma Murtha
Ingrid Petrich
Jennifer Miller
Josh Rosenberg
Justin Braverman
Kaitlin Dunn - Bergen County
COMMUNITY OUTREACH
Candace Fykes
Heidi Ferro
Kristina McRae
Michele Matsikoudis
Monica Ross
Shawna Morgan-Smith
Komal Shakil
Kyle Kovats
Larry Chiger
Lee Smith
Melissa Bulwith
Michele Wardius
Alana Zuber
Amanda Karpen
Bobbie Madugula
Chris Arcadia
Kelsey Santiago
Soomi Cho
Stacy Smith
Terry Orr
Tracy Biebelberg
Vikas Poddar
Zach Kanapkey
CLIENT SUCCESS TEAM
Lindsay Lehault
Lizzy Leighton
Max Vasyliuk
Michele Barre
Paola Palacios
Rich Peluso
Sophie Narciso
Tommaso Fondi
WE HAVE YOUR BUYERS.
THE INSIDER EDGE
THE SUE ADLER TEAM HELPED
CLIENTS PURCHASE OR SELL A HOME OFF-MARKET IN 2025.
FOR THE BUYER: YOUR PERSONAL PROPERTY SCOUTS
In a market with record-low inventory, the best opportunities don’t always have a sign in the yard. At the Sue Adler Team, we don’t sit back and wait for homes to appear in the MLS—we move the market for you. We don’t just “search”— we scout Off-Market Opportunities
• Community Outreach Team: We have a dedicated team of specialists whose entire job is to call homeowners in your favorite neighborhoods every single day to find those thinking of moving.
• Targeted Letters: Our marketing team sends bespoke, professional letters to homeowners on your behalf, opening doors that were previously closed.
• Realtor Relationships: As the market leaders, we have great relationships with other Realtors who share their off market listings with us because they know we have buyers.
FOR THE SELLER: YOUR PRIVACY, YOUR TERMS
While we recommend the MLS to maximize interest, it is your house, and you shouldn’t have to choose between a successful sale and your privacy if you are not interested or ready to have your house marketed in the MLS. The Sue Adler Team offers a strategic alternative to sell on your terms, maintaining total privacy and control.
• Qualified Network: We present your home’s digital showcase to our vast qualified network of motivated buyers
• The “Market Leader” Advantage: We don’t just have our own buyers; we know which other agents have clients for your home too! This option offers your best opportunity to get top dollar without being on the major portals.
• Price Discovery (Zero “Days on Market”): Test your price point with real-world feedback before ever hitting the MLS. This allows you to fine-tune your strategy without growing your “Days on Market”.
READY TO GET THE INSIDER EDGE?
• Buyers — Tell us where you want to live and we’ll start the outreach.
• Sellers — Let’s discuss your options and see what makes the most sense for your situation.
› SOLD FOR $6,400,000 › 3 OFFERS 45
FEATURED OFF-MARKET SUCCESS STORY 71 Hillside Avenue, Short Hills
The Sue Adler
IT’S WHAT WE STAND FOR
Empower you through consultation and education so that you can make the best decisions for your family.
D
G
E
eliver on our promises. We do what we say we are going to do and are committed to providing you with the highest caliber of service.
ive back to our communities. The more people we help, the more we can give back!
arn your confidence and trust by making you feel like you are our only client.
EDGE MARKETING PROGRAM
CREATING A BRAND FOR YOUR HOME
We professionally curate content, in-house, to paint a unique picture of your home.
State of the Art Photography Creates a powerful first impression
Professionally Curated Narrative Showcases your home’s features and lifestyle through creative storytelling
CASTING THE WIDEST NET
Expert Positioning We know exactly what makes your home special, and we create the brand for your home in the market
Floor Plan with Room Dimensions
Matterport 3D Virtual Tour
Brings buyers “from click to closing in less time”
Community Tour Videos Provide buyers with an exclusive look into your town and lifestyle
“Sneak Peek” Email Campaigns Create the “coming soon buzz,” and reach 35,000+ consumers and 7,800+ Realtors
Weekly Email Campaigns Reach 35,000+ consumers and 7,800+ Realtors
Community Outreach Makes 800+ calls per day to generate buyers’ interest in your home
Instagram Posts, Stories, Reels & Paid Ads
Facebook Campaigns Attract active buyers in your area
Keller Williams Intranet Email Campaigns
Team EDGE
Connecting your home to buyers’ hearts.
We combine traditional and innovative marketing techniques to attract the most qualified buyers.
Google Advertisements & Paid Retargeting
Inside Sales Team
Prospects to generate buyers’ interest in your home
Garden State Multiple Listing Service (GSMLS)
Third-Party Sites
Syndicate listing to 100+ sites (Zillow, Realtor, Trulia, etc.)
Exclusive Zillow Showcase Partner
Elevates your home's visibility (68% more views)
PROVIDING LUXURY SERVICE AT ALL PRICE POINTS
We pride ourselves on seamless communication, doing what it takes for our clients, and delivering on our promises every step of the way, making you feel like our only seller.
Team of Specialists
Works with and for you, providing expertise at every stage
Home Preparation
Advises you on everything from pre-inspection and decluttering, to repairs
Proactive Advocacy
Bulletproofs the transaction up front and prices to create maximum interest
Seamless Communication Is our superpower
Market Expert
Positions your home competitively for market to create the most interest
Home Inspection Negotiator
Advocates on your behalf, handling every aspect from contract to close
Service Professionals
Connect you with trusted contractors, stagers, movers, attorneys, inspectors etc.
Daily Update on Comparable Homes
Lets you know where your home fits in at all times
In-Person & Virtual Showings
Realtor & Public Open Houses
Make it convenient for potential buyers to see your home without bothering their realtor
Compiled List of Feedback
Gives you unfiltered, comprehensive context surrounding interest in your home
Marketing Reports
Keep you up-to-date on marketing reach and response
OUR LISTING PROCESS
FROM CONSULTATION TO CLOSING:
Your step-by-step guide to a successful home sale. What you can expect from us:
1
• Gain a full understanding of you, your home, goals, and ideal timeline so we can advise you appropriately
• Walk through the property together with high-level staging and presentation guidance
This is about you and your needs—because there is no one-size-fits-all approach to selling.
2
3 CONSULTATION HOME PREPARATION
• Discuss home prep options, pricing strategy, market psychology, and the sales process
• Proactively identify potential challenges and “bulletproof” the transaction upfront
• Walk away with a tailored plan that works for you
A well-prepared home sells faster, with stronger offers and fewer surprises.
• Create a customized prep plan specific to your home
• Arrange staging and decluttering consultations (if applicable)
• Schedule a pre-inspection and discuss strategy based on findings
• Coordinate trusted contractors for painting and repairs (if applicable)
• Complete the Seller’s Disclosure and exclusions list together
PRICING STRATEGY
Where data meets market psychology—pricing your home to create the most interest is both a science and an art.
• Provide real-time updates on active listings, pending sales, sold properties, and price changes to keep your finger on the pulse of the market
• Review relevant market data and share insights on buyer behavior and local trends
• Fine-tune your marketing price prior to MLS launch using the most current data points
4
MARKETING PREP & LAUNCH
We position your home to stand out by creating a distinct brand through strategic storytelling.
• Schedule a professional floorplanner and writer to tell your home’s story
• Once your home is ready for showtime (fully staged, if applicable), our in-house professional photographer captures its beauty to attract your buyers
• Create a 3D Matterport video tour
• Launch your property’s Digital Showcase with all curated material
• Send “Coming soon” email campaigns to build anticipation
• List on MLS and syndicate to major real estate portals
• Deliver your property brochure with QR code linking to the Digital Showcase
• Email your Digital Showcase to 35,000+ consumers and 7,500+ local realtors, inviting them to upcoming open houses (if applicable)
• Promote through robust social media reels and posts
• Install “For Sale” sign with Open House riders
5
SHOWTIME & OFFERS!
Creating excitement and demand to get you top-dollar offers with the best terms.
6
• Host an in-person Realtor Preview to generate buzz within the local real estate community
• Host a Virtual Open House for buyers to view at their convenience
• Host weekend Public Open Houses to condense time on the market
• Coordinate private showings
• Compile ongoing, detailed feedback from showings and open houses
• Share offer guidelines with interested parties (request a sample) to encourage the highest price and most favorable terms
• Have an offer strategy call to review submissions and determine the strongest path forward
• Move forward with the selected offer into Attorney Review
CONTRACT TO CLOSE
Hands-on guidance that protects your price, your terms, and your peace of mind through closing.
• Enter Attorney Review, where your attorney adds protection clauses on your behalf
• Once both parties sign off, you are officially under contract!
• Schedule buyer inspections and meet the appraiser with supporting comps (if applicable)
• Take a proactive approach to satisfy home inspection and mortgage contingencies
• Ensure deposits are received on time
• Order Certificate of Continued Occupancy (CCO/CCU) and meet the inspector
• Provide moving resources and a clear closing timeline for a seamless transition
• Attend the final walkthrough with the buyer and their agent
