What Morris County Home Buyers Should Know as the Market Shifts

After several years of predictable patterns: fierce bidding wars, homes flying off the market in days, and clear-cut strategies, the market has entered a period of flux. Here's what that means for you.

Activity Levels Right Now

Buyer and seller activity has noticeably slowed heading into December. Most people I'm meeting with aren't planning moves until spring, though many buyers are starting their searches now to get ahead of the competition when inventory picks up.

The challenge? There simply aren't many homes to look at right now. Seasonality plays a role, but we're also seeing continued inventory constraints. However, buyer demand still significantly outpaces available homes, which means sellers aren't necessarily disadvantaged by listing during the slower winter months.

The Strategy Shift

For years, agents could follow the same playbook repeatedly. COVID upended everything, forcing major strategy adjustments. Then for a while, that new approach became consistent: agents adapted and stuck with what worked.

Now we're seeing shifts again, but not in one clear direction. Different strategies are needed for different properties, different weeks, even different towns. One house might receive multiple offers immediately while another sits on the market longer despite being in similar condition and price range.

This means buyers, sellers, and their agents need an arsenal of strategies rather than one formula. You need to identify which approach makes sense for your specific situation and be ready to pivot quickly as circumstances change, even mid-negotiation.

Preparing Buyers in Low Inventory

With fewer homes to tour, I've adapted how I prepare buyers. We digitize the learning process: I share recent sales data for homes they would have wanted to see, then guide them (or provide self-guided resources) to drive those neighborhoods.

This helps buyers piece together what's available in their price range, what different architectural styles and neighborhoods offer, and how areas compare, even when there's nothing actively listed to tour. When the right property hits the market, they're ready to move quickly and confidently.

The Return of Commuting

Here's something I've noticed recently: commuting to New York City is back in a big way.

A few months ago, I drove to Convent Station for a Manhattan meeting and had my pick of parking spots. A few weeks ago for a similar trip, I found myself taking the last available space after searching extensively. Pre-COVID, Convent Station parking was always reliable. That it's now packed on a regular basis tells you something about return-to-office expectations.

For buyers, this changes location considerations. Proximity to train stations, parking availability, and commute times are once again major factors, not optional nice-to-haves.

Off-Market Activity

I've seen more off-market sales in the past year than ever before. Most sales still happen on the open market, but there are reasons for the increase.

With tight inventory and competitive markets, sellers often won't list until they've secured their next home, but they want to be ready to move quickly when the right opportunity appears. Others are preparing for spring listings but making themselves available to the right buyer now.

Keep in mind: off-market doesn't mean "deal." Sellers pricing off-market often aim high to ensure they're not leaving money on the table. However, if a property is perfect for you and saves you from a bidding war, that premium might be worth it. The key is having an agent who's connected and in the know: someone other top agents want to share opportunities with.

Looking Ahead to 2026

The biggest trend to watch? Unpredictability itself.
We're not in a consistent bidding-war market anymore, but we're also not in a clear buyer's market.

Success requires reading each situation individually, staying adaptable, and working with professionals who understand when to employ which strategy.

If you're planning a spring move, now is the time to start preparing. Get pre-approved, understand current market values, and develop your game plan with an experienced agent. When the right opportunity appears, you'll be ready to act decisively.

Ryan Bruen leads The Bruen Team at Coldwell Banker in Morristown, the #1 sales team in the office for over seven years. Questions about the current Morris County market? We're here to provide real-world insights and strategic guidance.