Appraisal Exchange South

12/04/2025

*South Jersey Housing Update* — Median Sale Price Trends (Last 12–24 Months)
As a Real Estate Appraiser serving the South New Jersey region, I’ve been closely monitoring recent trends in median sale prices. Below is a summary of what market data shows — and what it may mean for homeowners, buyers, and real estate professionals.
📊 Regional Median Sale Price Trends
In Burlington County, NJ, from the November 2024 to November 2025 time period, the median single family residential home sale price was indicated to be $395,000 — representing 5.3% appreciation over the previous 12 month median sale price of $375,000.
In Camden County, NJ, from the November 2024 to November 2025 time period, the median single family residential home sale price was indicated to be $372,500 — representing 6.4% appreciation over the previous 12 month median sale price of $350,000.

For parts of the shore region — including Atlantic County, NJ and Cape May County, NJ — markets remain active, with median sold prices that reflect continued demand despite some supply increases.

🔎 What This Tells Us
Despite somewhat rising inventory in some areas, median prices remain stable or slightly increasing, indicating a balance between supply and demand rather than a sharp downturn.
Affordability pressures remain relevant: median prices vary significantly across counties, suggesting value and market dynamics differ within South Jersey.
For appraisals, these trends underscore the importance of using recent, local, county-level data when selecting comparable sales and making price adjustments.
✅ Considerations for Buyers, Sellers and Lenders
Buyers should be aware that while some price growth is modest, competition and inventory constraints may still influence market activity.
Sellers may find that properly priced and maintained properties continue to attract interest — especially in counties where median prices remain firm.
Lenders and underwriters should verify that appraisals reflect the most recent comparable sales, considering the variation across counties and property types.

11/16/2024

06/18/2024

Some info on the current Real Estate Market: The median home price reached $422,535 in May, a new record for the region(South New Jersey, East Pennsylvania, Delaware, Some Maryland and Virginia). Price growth is expected again in June, which typically marks the peak of the year. While affordability challenges are forcing some buyers out of the market, those who are able to continue their search are seeing more options. Inventory at the end of May was 20.7% higher than last year, the fourth month in a row of supply increases.

04/27/2024

Great observations by Mr. Montgomery - Zillow is a marketing tool and the Zestimate is not supposed to be considered as an Appraisal. Zillow says that the Zestimate is a "starting point" for determining value

In this video, I share a few reasons why you can never trust Zillow and their Zestimate. I will explain a few things that they are doing wrong and how it’s ...

12/08/2023

The latest Primary Mortgage Market Survey published by Freddie Mac (OTCQB: FMCC) finds mortgage rates in a continued decline. The 30-year fixed-rate mortgage averaged 7.03% as of Dec. 7, down from last week when it averaged 7.22%. A year ago at this time, it averaged 6.33%. The 15-year fixed-rate mo...

09/19/2023

The American Society of Appraisers is multi disciplined and included Real Estate/Real Property, Fine Art, Vintage and Classic Cars, Business, Gems and Jewelry, Machinery & Technical Specialties, and Personal Property. My discipline is Real Estate/Real Property as this point in time. - Here is a video with Donald W. Osborne, ASA, who Appraises Vintage and Classic Cars, and special guest Jay Leno.

Osborne and Leno discussed their thoughts on the importance of hiring ASA-accredited appraisers in a brief video filmed while onsite at Leno’s infamous garage. Each spoke to why education, accreditation, experience, ethics and membership in a professional organization like ASA are critical factors when seeking to hire professionals who determine value.

09/09/2023

My appearance on Patricia Fiume from REMAX's "Is this for REAL estate" segment 🏠.

Welcome to IS THIS FOR REAL ESTATE?I decided to start this show to give back to the clients and the Real Estate community. Through my years as an agent, many...

08/25/2023

An objective and detailed overview of the current Residential Real Estate Market in the US heading into the Fall Season

Guide to Market Data: https://bit.ly/altos-ebookDemo Altos: https://altosresearch.com/contactHome buyers have continued to snap up homes in spite of high rat...

08/03/2023

NYC Real Estate Appraiser Jonathan Miller talking about the effects of Low Inventory in most current Real Estate Markets.

Jonathan Miller of Miller Samuel says housing inventory is lower than it was in 2019 in most markets. He's on "Bloomberg Surveillance."Follow Bloomberg for b...

07/14/2023

Just a little measuring information. An example on how Gross Living Area/Square footage is determined per ANSI(American National Standards Institute) standards. Included are all areas which are Above grade, Finished, and are Heated/Cooled. Areas which are not included in the Gross Living Area/Square footage, are Open Vaulted/Cathedral Ceilings, Unfinished Interior Rooms, Garages, Unheated Enclosed Porches, and Basement/Below Grade areas. The Minimum Ceiling height is 7'(except under beams, ducts, and other obstructions where the height may be 6'4"). In ceilings that are sloped(Cape Cod/Bungalow homes), at least one-half of the finished square footage in that room must have a vertical ceiling height of at least 7'. No portion of the finished area that has a height of less than 5' may be included in the finished square footage.

03/16/2023

Analysis and relevance of Market Data considered and used for an Appraisal report is vital for accuracy. AVM uses combined data of 7,000 square foot Mansion and a 700 square foot Bungalow in Poor condition. Apples and Oranges together.

Garbage data in means garbage results out every time! It's no secret that AVMs have been a thorn in the side of real estate appraisers.

03/09/2023

Great overview video of my Town Cherry Hill 🍒. I live here and didn't know about Croce's Market. I'll have to check it out.

Hello and thank you so much for tuning into my fourth episode of "Lifestyle is Key" featuring Cherry Hill, NJ. Don't forget to LIKE, COMMENT, & SUBSCRIBE so...