Berkeley Heights sold 148 homes at a median of $903,757 over the twelve months through July 2026, and the notable thing about the township is how little its bedroom tiers argue with one another. From the $550,000 segment to the $1,400,000 segment, every tier closed between 104% and 107% of list price, and no tier averaged more than thirty days on market. There is no hidden split here. The competition runs the entire ladder, and the town-wide 106% is an honest description of what is happening at every price point.
Data sourced from the Garden State MLS (GSMLS), August 2025 through July 2026.
Three- and four-bedroom houses accounted for 97 of the township’s 148 sales. That is where Berkeley Heights actually trades, and the two segments behaved identically.
| Bedrooms | Sales | Median sale | Avg days | Sale-to-list |
|---|---|---|---|---|
| 1 | 1 | $280,000 | 13 | 100% |
| 2 | 25 | $550,000 | 30 | 104% |
| 3 | 37 | $810,000 | 20 | 107% |
| 4 | 60 | $999,000 | 21 | 107% |
| 5+ | 25 | $1,400,000 | 27 | 104% |
| Town total | 148 | $903,757 | 23 | 106% |
Houses around $999,000. Sixty sales, the largest single segment in Berkeley Heights. Closed at 107% of list in twenty-one days. The $810,000 band, thirty-seven sales, did exactly the same thing: 107% of list in twenty days. Those two bands together are roughly two thirds of the township’s volume, and they have been running at the same temperature all year. A seller anywhere between roughly $800,000 and $1,000,000 is pricing into the deepest, most competitive pool in town.
At $1,400,000, twenty-five sales closed at 104% of list in twenty-seven days. Still comfortably over ask, marginally slower, which is the normal shape of a top tier anywhere. The buyer pool is thinner, the houses are more individual, and the extra week reflects that rather than any weakness.
The $550,000 band is the slowest and softest in the township, at 104% of list in thirty days, and it is still above list price. Twenty-five sales. That is worth stating plainly: the weakest segment in Berkeley Heights returned four percent over asking in a month. The single $280,000 sale in the table is one transaction and should not be read as a trend of any kind.
The practical read is that this is one market, not several. There is no price band in Berkeley Heights where a well-prepared house has been sitting, and none where buyers have had meaningful leverage. Where the differences show up is in condition, not in price point.
Budget above asking at every level, because every level went above asking. At $810,000 and $999,000 the winning bid has typically been about seven percent over list, which on a $900,000 house is roughly $63,000 you need available beyond the sticker price. The twenty-day pace means decisions get made on a first weekend, not over a fortnight of thinking. The two places you get a little more room are the top of the market above $1.4M, where twenty-seven days is enough time to inspect properly, and any house that needs real work. See the section below.
Because the tiers agree, the pricing logic is the same whether your house is worth $600,000 or $1.4M: price at the number that starts a competition rather than the number you hope to end at. A 106% town-wide ratio is what happens when houses are listed to attract several buyers instead of one. The one place to spend money and attention is the entry level, where those extra ten days on market are concentrated. At $550,000 the buyer is an owner-occupier, and condition is what separates a two-week sale from a six-week one.
Two very different things can happen to a dated house in Berkeley Heights, and lot size decides which. On a smaller lot, a home needing significant work gets no premium. It sits longer than the twenty-one-day township average and it sells at or below the asking price, regardless of what the neighbouring renovated colonial fetched.
On a half acre or more, the same house is a completely different asset. It becomes a builder target, and the buyer is paying for land rather than for the structure. In a township where finished four-bedroom houses are clearing $999,000 and five-bedroom houses $1,400,000, the arithmetic on a teardown-and-rebuild works, and that pushes the land value well past anything the tired-house comparables suggest.
Owners in that second position are routinely priced off the wrong comparables and never find out what the lot was worth. Ryan Horvath is a REALTOR® with Prominent Properties Sotheby’s International Realty and a former licensed New Jersey general contractor. Having a vendor network that will put a real number on the work, and whether a lot carries builder value, is the difference between those two outcomes.
Buyers should read this the other way round: if you are shopping under $1M on a large lot in Berkeley Heights, you are bidding against builders, not only against other families, and you should expect to be.
Berkeley Heights at $903,757 sits in the middle of its immediate neighbours. New Providence, directly east and on the same rail branch, ran a $1,109,000 median at 110% of list. The strongest sale-to-list ratio in this part of Union County and about twenty-three percent more expensive. Summit, two stops further in, is a different market entirely at $1,608,000 and 108%. Scotch Plains, south across the Watchung ridge, came in close at $942,500 and 105%.
For a lower entry point, Springfield sold at a $674,000 median and 103% of list, and Cranford at $785,000 and 106%. What is striking across the whole group is how narrow the sale-to-list range is: 103% to 110%. Every town in this cluster is a seller’s market right now. The real difference between them is price level and housing stock, not competitive intensity, which means the choice is genuinely about which town you want to live in rather than where you can find a bargain.
Berkeley Heights has its own NJ Transit station on the Gladstone Branch of the Morris & Essex Lines. Most Gladstone Branch trains require a change at Summit, where you connect to Midtown Direct service running into New York Penn Station; a limited number of peak trains run through without the transfer. Total door-to-door time depends heavily on which end of the township you live in, since the station sits along Springfield Avenue and much of the housing is spread out from there.
For drivers, Interstate 78 runs along the southern edge of the township with direct access, which makes Newark Liberty airport and the Turnpike straightforward, and Route 24 and Route 78 together cover most of the Morris and Essex County job corridors.
Berkeley Heights operates its own K–12 district, the Berkeley Heights Public Schools, with elementary schools feeding a middle school and then Governor Livingston High School, which is located in the township. Governor Livingston also serves students from Mountainside under a send-receive arrangement, so the high school population is drawn from both communities.
Berkeley Heights is a Union County township on the northern slope of the Watchung Mountains, bordered by the Passaic River to the north and Interstate 78 to the south. The bulk of the housing stock is mid-century. Colonials, split-levels and ranches built through the 1950s and 1960s as the corporate research corridor along Route 78 filled in. Layered with a steady stream of new construction and gut renovations that is what drives much of the four- and five-bedroom volume in the table above.
The town centre runs along Springfield Avenue near the train station and has been redeveloped in recent years with mixed-use buildings. The township borders the Watchung Reservation, Union County’s largest open space, and includes Free Acres, a small early twentieth-century enclave with an unusual land-tenure history. Connell Corporate Park anchors the commercial tax base on the southern side.
The median sale price in Berkeley Heights was $903,757 across 148 residential sales recorded in the Garden State MLS between August 2025 and July 2026. The median four-bedroom house sold at $999,000 and the median three-bedroom at $810,000.
A seller’s market, and unusually consistently so. Homes sold at 106% of list price township-wide, and every bedroom tier fell between 104% and 107%. Unlike some neighbouring towns where one segment is hot and another is flat, Berkeley Heights does not have a soft price band. Buyers should expect to compete at every level.
Twenty-three days on average township-wide. Three- and four-bedroom houses, which are most of the market, averaged twenty and twenty-one days. The entry level around $550,000 was slowest at thirty days, and the top tier above $1.4M averaged twenty-seven.
Sixty four-bedroom homes sold at a median of $999,000, closing at 107% of list price in an average of twenty-one days. This is the largest single segment in the township. Five-bedroom-and-larger homes sold at a median of $1,400,000.
Sales above $1,000,000 in Berkeley Heights trigger New Jersey’s Graduated Percent Fee, formerly the “mansion tax.” Since July 10, 2025 it is paid by the seller rather than the buyer, starting at 1% of the entire sale price and rising with price. Because the rate steps up at fixed thresholds, a sale crossing one by a small margin can cost more than it gains. See the New Jersey mansion tax seller’s guide for the brackets and where the thresholds fall.
Market data derived from Garden State MLS (GSMLS), August 2025 through July 2026. Statistics reflect residential sales and are not a guarantee of future results.
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