Maplewood's housing market is running hotter than most agents realize, according to a measure developed by Mark Slade, who leads Mark Slade Homes. The standard absorption rate—closed sales divided by active inventory—looks backward, averaging months of data. Slade's "hyper market index" compares properties under contract against active listings, attorney review properties, and coming-soon inventory. When under-contracts exceed that combined figure, Slade calls it a hyper market.
As of late June 2026, Maplewood's index reading stands at 1.9, meaning nearly twice as many homes are under contract as are available. This imbalance favors sellers. In contrast, Livingston sits at 0.8, indicating more supply than buyer commitment. West Orange, Union, and South Orange read 1.1, 1.3, and 1.7, respectively. Slade views any reading above 1.0 as a hyper market.
The index draws data directly from the Garden State MLS, the primary listing system for agents in the area. Zillow aggregates from multiple sources, including exclusive listings not on the Garden State MLS, which can produce different market reads. For buyers and sellers in Maplewood and South Orange, this means Zillow's data may not reflect the actual market conditions they face.
Percent-over-asking figures reinforce the hyper market readings. Maplewood's average sale price is $1,323,000, up roughly $220,000 from the end of 2025, with properties selling at 16.1% over asking. South Orange averages $1,221,000 with 15.5% over asking, up from 10.5% at year-end 2025. Livingston, with an average price of $1,350,000, shows only 2.9% over asking and a ratio of 0.8, indicating a different dynamic.
For buyers waiting on the sidelines, Slade warns that the cost of deferring a purchase compounds quickly. In a market where demand runs at nearly twice the available supply, sitting out means watching the entry point move further away. For more guidance, buyers can visit the buyer resources page at Mark Slade Homes, which covers competitive offer strategies and market-specific advice.
This article is based on information provided by the expert source cited above. It is intended for general informational purposes only and does not constitute legal, financial, or real estate advice. Readers should conduct their own research and consult qualified professionals before making any real estate or financial decisions.
