Spelker Real Estate Team- Coldwell Banker

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Spelker Real Estate Team- Coldwell Banker

Concierge Service Real Estate Services

06/19/2026

Madison Market Snapshot: May vs. April 2026 📊
Active Listings:

Units: 14 ⬆️ (up from 13)

Avg. List Price: $1,908,357 ⬇️ (down from $2,140,000)

Days on Market: 21 ✅ (low and steady)
Under Contract:

Units: 23 ⬇️ (down from 25)

Avg. List Price: $1,382,565 ⬇️ (down from $1,440,000)

Days on Market: 30 (still moving fast)
What This Means:

May continued to tell a consistent story in Madison. Homes sold at an average of 113.76% of list price, with the average sale price coming in at $1,817,617. That means well-priced homes are not just selling, they are sparking serious competition among buyers.

Under contract units dipped slightly from 25 to 23, but that is not a slowdown. It is a reflection of how quickly homes are moving through the pipeline. Days on market dropped to 20 days in May, the lowest of the year so far, and year to date, Madison homes are averaging 109.46% of list price.

Compared to the same period in 2025, the numbers are even more telling. Average sales price is up 15.05%, units sold are up 16.28%, and days on market are down 25.61%. The market is moving faster and selling higher than this time last year.

Inventory remains tight, buyers are active and properly prepared homes are commanding strong premiums. If you have been thinking about listing, the data is speaking loudly.

Ready to talk strategy? Let's connect. 👉🏽 spelkerteam.com

📞 Amy: 201-602-1132 | Scott: 201-400-1592

06/15/2026

After nearly a decade in real estate, Amy Spelker has heard the same request from buyers more times than she can count.

Train access. Walkable downtown. A real community with roots.

The good news is this part of North Jersey was practically built for exactly that. Older established towns, each with their own core downtown, connected by train lines. Not strip malls and suburban sprawl. Character, walkability and community.
Madison checks every single box.

📞 Amy: 201-602-1132 | Scott: 201-400-1592
🌐 spelkerteam.com

06/12/2026

Real Estate Term of the Month: Absorption Rate 📊

The absorption rate tells you how long it would take to sell all the current homes on the market at the current pace of sales.

Here is why it matters:

6 months is considered a neutral market, not favoring buyers or sellers
Under 6 months favors sellers
Under 2 months means sellers have significant leverage

Right now in Madison and the surrounding Morris County towns, the absorption rate is well under 2 months. In some price ranges, it is closer to 1.

What does that mean in practice? Homes that are properly prepared and priced are going live on Thursday, showing through the weekend, and collecting multiple offers by Tuesday.

Understanding the absorption rate is one of the first things Scott looks at when advising both buyers and sellers on strategy.

Questions about what the numbers mean for your situation? Let's talk.
📞 Amy: 201-602-1132 | Scott: 201-400-1592
🌐 spelkerteam.com

06/10/2026

Buyer priorities have shifted over the last few years, but some things remain completely consistent in Morris County.

Amy Spelker works with buyers every day, and these are the things that come up again and again.

Open concept living is still very much in. Buyers want to be able to entertain in the kitchen and have it flow into the family room. A dedicated home office is non-negotiable for most buyers now, and with both people in a household often working hybrid or from home, sometimes you need two quiet spaces, not one.

Functional interiors and outdoor space for kids and pets remain high on the list. And proximity to a train station and a walkable downtown? That is not a preference in this part of New Jersey. It is a requirement.

The good news is Madison checks every single one of those boxes.

📞 Amy: 201-602-1132 | Scott: 201-400-1592
🌐 spelkerteam.com

06/08/2026

People ask Scott all the time whether the market has slowed down.

His answer? In Madison, Chatham, Summit, Short Hills, and the towns right around here, homes are not sitting on the market. They are not even getting a chance to. This spring alone, The Spelker Team had one listing with 41 offers and 110 showings. Another with 45 showings and 20 offers.

The pattern is always the same. Thursday, the listing goes live. Weekend showings. Tuesday offers are due. And if the home is properly prepared and properly priced, multiple offers are the norm, not the exception.

Right now, there are roughly 20 homes on the market in Madison. And most of them are already under contract before most buyers even realize they exist.

In this market, preparation is everything. If you are thinking about selling, the conversation needs to start before you are ready to list.

📞 Amy: 201-602-1132 | Scott: 201-400-1592
🌐 spelkerteam.com

06/05/2026

The train line has been the backbone of Madison since 1837. But it was 1995 that changed everything.

When the direct line to Penn Station opened, it did not just save commuters 20 minutes. It fundamentally changed which towns people wanted to live in.

Madison has been one of the most sought-after addresses in Morris County ever since. And if you ask Scott, that train line is still the number one reason people move here.
Want to explore more of Madison's history? Download the free Bottle Hill Tours app and discover stories like this all around town.

👉🏽 https://bottlehilltours.stqry.app/1

06/03/2026

$20,000. $30,000. $40,000+ in property taxes.

Before you walk away from a home in Morris County because of the tax bill, read this.
Scott Spelker breaks down exactly what you are paying for, how to factor it into your budget properly, and whether it is actually worth it for your situation.

Read more 👉🏽 https://www.spelkerteam.com/blog/understanding-property-taxes-in-northern-nj/

📞 Amy: 201-602-1132 | Scott: 201-400-1592

06/01/2026

Scott Spelker's latest piece on Madison Patch is not your typical real estate article.

As Madison's Town Historian, Scott writes about why he volunteered for the role and what makes this town's history so remarkable. The Revolutionary War. French troops. A military strategy launched right here in Morris County that helped end the war at Yorktown.

It is a fascinating read, whether you are a history buff or simply someone who loves Madison.

👉🏽 https://patch.com/new-jersey/madison/madisons-revolutionary-war-history-why-i-became-town-historian-nodx

📞 Amy: 201-602-1132 | Scott: 201-400-1592
🌐 spelkerteam.com

05/25/2026

Location is still everything. But what makes a location desirable has changed.

Walkability. Train access. Schools. Community. Scott Spelker breaks down what today's buyers are actually prioritizing and which Morris County towns consistently come out on top.

👉🏽 https://www.spelkerteam.com/blog/why-location-still-matters-more-than-ever/

📞 Amy: 201-602-1132 | Scott: 201-400-1592

05/22/2026

Madison Market Snapshot: April vs. March 2026 📊

Active Listings:
Units: 13 ⬆️ (up from 8)
Avg. List Price: $2.14M ⬇️ (down from $2.5M)
Days on Market: 20 ✅ (low and steady)
Under Contract:
Units: 25 ⬆️ (up from 21)
Avg. List Price: $1.44M ⬇️ (down from $1.80M)
Days on Market: 25 (data consistent with active pace)

What This Means:
April brought a surge of activity in Madison — under-contract homes jumped from 21 to 25, a clear signal that buyers are out and moving fast. Inventory picked up too, with 13 active listings versus 8 in March, giving the market a bit more breathing room.

The average sales price came in at $1.94M in April, with homes selling at 110.76% of list price — meaning well-priced homes aren't just selling, they're sparking competition. Year-to-date, Madison homes are averaging 107.95% of list price, and days on market have dropped nearly 30% compared to this time last year (24 days vs. 34 in 2025).
The market is telling a consistent story: move-up buyers are active, inventory is tight, and properly priced homes are commanding serious premiums. If you've been on the fence about listing, the data is speaking loudly.

Ready to talk strategy? Let's connect. 👉🏼 spelkerteam.com

Address

49 Main Street
Madison, NJ
07940

Website

http://www.spelkerteam.com/

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