Bay Head & Mantoloking Market
Bay Head and Mantoloking Real Estate: July 2025 vs. July 2026
The Bay Head and Mantoloking market has remained strong this summer, and this trend has continued into August. Several recent listings have sold quickly, often for over asking price. Others have taken a bit longer to sell, but have now gone under contract. Having said that, we have also seen some price reductions in the last 45 days, and some properties withdrawn from the market unsold. What follows below is our comparison of the July 2025 market to this July's market. As always, if you have any questions, please let us know.
While Bay Head and Mantoloking are two separate towns, for real estate purposes they often behave as one market. Buyers who are looking in one town are frequently looking in the other as well, and a comparable sale or listing in either town is usually relevant to a similar property across the border. With that in mind, here is how this July's numbers stack up against July of last year, for both towns.
Inventory Is Moving Faster
Absorption rate measures how many months it would take to sell through current inventory at the current sales pace. A lower number means a faster market, and both towns saw a sharp drop.
- Bay Head absorption rate fell from 7.09 months in July 2025 to 3.36 months in July 2026, a drop of 52.6 percent.
- Mantoloking absorption rate fell from 20.57 months in July 2025 to 8.47 months in July 2026, a drop of 58.8 percent.
- Bay Head's average days on market fell from 51 days in July 2025 to just 15 days in July 2026, a drop of 70.6 percent.
- Mantoloking had no closings in July 2025, so there is no direct July to July comparison for days on market there. But the year to date figures tell a similar story: average days on market dropped from 137 days in 2025 to 49 days in 2026, a decline of 64.2 percent.
Prices Are Climbing in Both Towns
Along with the faster pace, both towns saw meaningful price growth.
- Bay Head's median sale price roughly doubled, going from $1,975,000 in July 2025 to $4,200,000 in July 2026, an increase of 112.7 percent.
- Mantoloking's median list price for active listings climbed from $6,595,000 in July 2025 to $11,097,000 in July 2026, an increase of 68.3 percent.
- Looking at the fuller year to date picture, Mantoloking's median sale price is up 36.6 percent over 2025, and Bay Head's year to date median sale price is up 69.6 percent.
- Bay Head's median list price for active listings actually dipped slightly, down 2.5 percent from July 2025 to July 2026, even as sale prices climbed. That gap is worth watching as more listings come to market this fall.
A Note on Sample Size
Bay Head and Mantoloking are small, low inventory markets, and July was no exception. There was only one closing in each town in July 2026, and none in Mantoloking in July 2025. A single sale can swing a monthly median significantly, so we would encourage reading the July snapshot alongside the year to date figures above rather than on its own. The direction of both, faster sales and higher prices, is consistent whichever way you look at it.
July 2025 vs. July 2026 at a Glance
Bay Head, July 2025 to July 2026
- Absorption rate: 7.09 months to 3.36 months (down 52.6 percent)
- Median list price, active listings: $5,950,000 to $5,800,000 (down 2.5 percent)
- Average days on market: 51 days to 15 days (down 70.6 percent)
- Median sale price: $1,975,000 to $4,200,000 (up 112.7 percent)
Mantoloking, July 2025 to July 2026
- Absorption rate: 20.57 months to 8.47 months (down 58.8 percent)
- Median list price, active listings: $6,595,000 to $11,097,000 (up 68.3 percent)
- Average days on market: no July 2025 closings to compare; 93 days in July 2026
- Median sale price: no July 2025 closings to compare; $2,970,000 in July 2026
Taken together, the pattern across both towns is a market that is absorbing inventory faster and, for the homes that are selling, doing so at higher prices than a year ago. Well priced homes are moving quickly, some in a matter of days, while others need a price adjustment along the way. If you are weighing a sale this fall or trying to figure out what a comparable home in either town is worth right now, we are happy to walk through it with you.
