At a median sale price of $2,100,000, Millburn Township, which the Garden State MLS reports as a single municipality encompassing both Millburn and Short Hills. Is the most expensive market Ryan Horvath covers, ahead of all forty-three towns in his coverage area. Yet its sale-to-list ratio of 103% is among the lowest of them. 211 homes sold over the twelve months through July 2026, in an average of 25 days. Ryan is a Prominent Properties Sotheby’s International Realty agent and a former licensed general contractor in New Jersey.
Data sourced from the Garden State MLS (GSMLS), August 2025 through July 2026.
Short Hills is not a separate municipality. It is a section of Millburn Township, and GSMLS reports the two together as one market. Every figure on this page therefore covers all of Millburn Township, Short Hills included. Within the township, Short Hills addresses generally trade at the upper end of that range, but no MLS-sourced split exists, so this page does not invent one.
The combination here is unusual and it works in a buyer’s favor. This is the highest-priced market in the region by a wide margin, and simultaneously one of the most restrained on premiums. At 103% of list, the typical home closed roughly three percent above asking, not the twenty percent overage seen a few towns east. On a $2,100,000 median, three percent is about $63,000, which is real money but a negotiable range, not a blind escalation.
The 25-day average is also the longest of the four towns Ryan profiles in detail. That does not make this a slow market, but it does mean you are usually not deciding inside a single weekend. There is generally time to walk a property twice, price out the work, and underwrite what you are buying before you commit.
Pricing discipline matters more here than almost anywhere else in the region. In a 103% market, the list price is doing actual work. Buyers are evaluating it, not bidding past it. Sellers who price into a hoped-for number rather than a defensible one do not get rescued by a bidding war, because at these price points the buyer pool is small and highly informed. A house at this level that lingers begins to raise questions the seller then has to answer with a price cut.
The upside: 211 sales a year at a $2.1M median is a deep, liquid luxury market. Correctly priced inventory moves.
Millburn Township sits at the top of the price ladder and near the bottom of the premium ladder. A pattern it shares with other high-end towns. Livingston, just north, closed at 102% on a $1,200,000 median. Summit ran 108% at $1,608,000, and Chatham Borough 110% at $1,450,000. Move east into Essex County and the relationship inverts: Montclair closed at 121% on a $1,350,000 median, Maplewood 114% at $1,100,000, South Orange 112% at $1,136,100.
The practical read: the further up the price scale you go, the smaller the gap between asking and closing. A buyer with $1.3 million will face far more bidding pressure in Montclair or Westfield than a buyer with $2.1 million will face in Short Hills. That is counterintuitive, and it is what the data shows.
Millburn Township is served by NJ Transit’s Morris & Essex Lines, with two stations. Short Hills and Millburn. Offering Midtown Direct service to New York Penn Station. Two stations inside one township means a large share of the housing stock is genuinely walkable to a train, which is a meaningful part of what sustains these price levels.
Millburn Township Public Schools serves both Millburn and Short Hills, with Millburn High School as the district high school. Unlike towns split across multiple districts, the entire township feeds one system, so school district is not a variable that changes block to block here.
The Mall at Short Hills anchors the township’s retail draw, while downtown Millburn along Millburn Avenue offers a more conventional main-street district of restaurants and shops. The Paper Mill Playhouse, one of New Jersey’s major regional theaters, is in Millburn. The South Mountain Reservation forms the township’s eastern edge, giving a substantial share of homes direct access to protected woodland.
Ryan is a former licensed New Jersey general contractor and construction project manager, not a contractor for hire, but your agent, who knows construction and the people who do it.
The value is not in spotting a problem before the inspector does. Get a proper inspection either way. It is in what happens once the report lands, which is where the money in a transaction actually moves. Ryan’s vendor network will walk a property inside the inspection window and put a real written estimate on paper.
If you are selling, that means answering a round-number credit demand with a genuine quote from a contractor prepared to do the job. Typically far below what was asked, and it holds because it is real. If you are buying, it means credit requests built on itemised figures that survive line-by-line scrutiny, rather than round numbers that invite a counter.
On his exclusive listings, Ryan identifies the work a home needs to reach the market and pays for it himself. Staging, minor repairs, deep cleaning, landscaping, junk removal, storage and a professional pre-inspection. Knowing what a buyer’s inspector will find before the house is listed is how you keep credits from being negotiated out of your sale price later.
After closing, the same vendors do the work. And something eventually pops up in every house, whatever you bought and however new it is, so his clients keep a former construction professional on call, for a read on which projects actually return money and a gut-check on the contractor’s proposal in front of them.
The median residential sale price in Millburn Township, which includes Short Hills. Was $2,100,000 across 211 sales recorded in GSMLS between August 2025 and July 2026. This is the highest median of any town in Ryan’s coverage area.
No. GSMLS reports Millburn Township and Short Hills as one municipality, so all statistics on this page cover the township as a whole.
Homes in Millburn Township sold in an average of 25 days over the twelve months through July 2026, closing at 103% of list price.
It is a seller’s market, but a measured one. At 103% of list, buyers are paying modest premiums over asking rather than the double-digit overages common in Essex County, which means price and condition are genuinely negotiated here.
Livingston closed at a $1,200,000 median and Summit at $1,608,000, against Millburn Township’s $2,100,000. Both, notably, ran closer to list. Livingston at 102% and Summit at 108%.
The median sale in Short Hills was $2,100,000, which sits above $1,000,000, so a typical sale here now triggers New Jersey’s Graduated Percent Fee, formerly the “mansion tax.” Since July 10, 2025 it is paid by the seller rather than the buyer, at 2% in this range, charged on the entire sale 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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