Springfield sold 148 homes in the twelve months to July 2026 at a median of $674,000, and the tiers hold together tightly: 101% to 105% of list from the smallest condominium to the largest house. There is no hidden split here and no segment pulling the town figure away from reality. What is distinctive is the shape of the market rather than its temperature. With a five-bedroom median of $988,000, effectively the entire town trades under $1 million, which makes the condition-and-lot-size question the single most important thing about any given Springfield address.
Data sourced from the Garden State MLS (GSMLS), August 2025 through July 2026.
The 148 sales broken out below. Read it by price rather than by bedroom count. The dollar figure is what a buyer is actually competing at.
| Bedrooms | Sales | Median sale | Avg days | Sale-to-list |
|---|---|---|---|---|
| 1 | 17 | $300,000 | 28 | 102% |
| 2 | 26 | $484,950 | 32 | 102% |
| 3 | 50 | $680,000 | 32 | 105% |
| 4 | 42 | $800,000 | 29 | 103% |
| 5+ | 13 | $988,000 | 21 | 101% |
| Town total | 148 | $674,000 | 30 | 103% |
Houses at $680,000 are the heart of this market. Fifty sales. A third of everything that traded. Closed at 105% of list over 32 days, the strongest ratio in the township. That is the number to hold in your head when someone quotes you Springfield’s town-wide 103%: the segment most buyers are actually shopping ran hotter than the average.
At $800,000, 42 sales closed at 103% in 29 days. Slightly cooler than the tier below it, and faster. Together those two bands account for 92 of the 148 sales, and the fact that they land within two percentage points of each other is why Springfield reads as a steady market rather than a divided one.
The $988,000 top tier is the calmest, at 101% over 21 days across 13 sales. The quickest average in town but the smallest premium, which usually means those houses were priced accurately rather than optimistically. At the other end, $484,950 across 26 sales and $300,000 across 17 sales both closed at 102%, with the two-bedroom band taking 32 days. Springfield’s entry level does not collapse the way it does in some neighbouring towns; it simply stops paying a premium.
Springfield is a seller’s market at every tier, but a mild and predictable one. The 30-day town-wide average is genuinely representative. No band is under 21 days or over 32, so you can plan a search here rather than react to it.
Budget accordingly by band. Around $680,000 you are bidding into the most competitive segment in town at 105%, and you should assume you will not be the only offer. Around $800,000 the pressure eases to 103%. Below $500,000, at $484,950 and at $300,000, the market is at 102% and moves on a 28-to-32-day clock, which is enough time to get a contractor through a house before you commit, and in this price range, you should.
The agreement between tiers is your friend. In towns where the bands diverge, a seller can be talked into a number drawn from a segment that has nothing to do with their house. Here the town-wide 103% is a fair proxy for almost any Springfield property, and your own tier refines it.
Where sellers lose money in Springfield is condition, not pricing strategy. With almost the entire town trading under $1 million, buyers at every level are underwriting renovation cost into their offers, and the difference between a house that presents well and one that does not is measured in real dollars rather than in days.
In Springfield this is not a niche case. It is the whole market. Even the five-bedroom tier has a median of $988,000, so essentially every seller in town is inside this bracket, and lot size decides which of two very different outcomes you get.
On a smaller lot, a home needing significant work gets no premium. It sits, and it sells at or below asking. That is what the flat end of the table is showing: $484,950 at 102% over 32 days, the longest average marketing time in the township.
On a half acre or more, the same house is a different asset entirely. It becomes a builder target, and the buyer is paying for land rather than for the house. Owners in that position are frequently priced off tired-house comparables and never find out what the land was worth. In a town where the top of the market is under $1 million, that mispricing is not a rounding error. It can be the largest single number in the transaction.
Ryan Horvath is a Prominent Properties Sotheby’s International Realty agent 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. For buyers, the same rule is a warning: anyone shopping a large Springfield lot at these prices is competing with builders, not only with other households.
The most instructive comparison sits just over the Essex County line. West Orange closed at a $687,500 median. Within a few thousand dollars of Springfield’s $674,000, but at 108% of list rather than 103%. Two towns at effectively the same price with materially different bidding pressure. Bloomfield tells the same story more sharply: a $605,000 median at 110%. If you are shopping this price point, Springfield is the calmer place to do it.
Within Union County, Cranford at $785,000 and 106% and Berkeley Heights at $903,757 and 106% are the step up in both price and competition, while Scotch Plains at $942,500 and 105% and Westfield at $1,352,500 and 106% are a different market altogether. Springfield’s own bargain is relative: at $674,000 it is one of the more affordable ways into this stretch of Union County, and the 103% ratio means you are less likely to overpay to get in.
Springfield does not have an NJ Transit rail station. Rail commuters typically drive or bus to the neighbouring Millburn and Short Hills stations on the Morris & Essex Line, or to Summit, where the Morris & Essex and Gladstone Branch services meet. Morris & Essex trains run to Newark Broad Street and, on Midtown Direct service, to New York Penn Station. NJ Transit buses also run through the township, and Route 24, Route 22 and the Garden State Parkway all pass close by, so a large share of Springfield households commute by a mix of car and rail rather than by rail alone.
Springfield operates its own K-12 district, Springfield Public Schools. The high school is Jonathan Dayton High School, located in the township. It is not a regional district. Springfield students attend Springfield schools throughout.
Springfield is a compact Union County township bordered by Millburn and Short Hills, Summit, Mountainside, Union and Kenilworth, which is much of the explanation for its price position: it sits directly against some of the most expensive addresses in the state at roughly half their cost.
The housing stock is predominantly post-war. Capes, colonials and split-levels built through the 1940s, 1950s and 1960s. With a meaningful stock of condominiums and townhouses layered in, which is why 17 one-bedroom sales appear in a town of this size. The First Watchung Mountain rises along the western edge. Baltusrol Golf Club, one of the most significant championship courses in American golf and a repeated host of the U.S. Open and PGA Championship, occupies a large tract in the township. Springfield was also the site of the Battle of Springfield in June 1780, and the Cannon Ball House on Morris Avenue survives from it.
The median residential sale price in Springfield was $674,000 across 148 sales recorded in GSMLS between August 2025 and July 2026. By tier the medians ran $300,000 for one-bedroom homes, $484,950 for two, $680,000 for three, $800,000 for four and $988,000 for five or more.
A seller’s market throughout, and unusually consistent. Every bedroom tier closed between 101% and 105% of list. The most competitive band is $680,000 at 105%; the mildest is $988,000 and above at 101%. There is no price point in Springfield where the market flips in a buyer’s favour.
Seventeen one-bedroom sales closed at a $300,000 median. Springfield has a real condominium and townhouse stock alongside its single-family housing, and that segment behaves like the rest of the town. 102% of list over 28 days. It is not a distressed tier; it is a different property type.
Thirty days on average across the township, and the range is narrow. The slowest bands were $484,950 and $680,000, both at 32 days; the fastest was $988,000 and above at 21 days.
Sales above $1,000,000 in Springfield 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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