49 homes sold in Upper Greenwood Lake in the last year, at a typical $479K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Upper Greenwood Lake homes are listed.
Every place Upper Greenwood Lake homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Upper Greenwood Lake.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 98% of Upper Greenwood Lake’s sales, at a typical $468K (year to May 2026)
49 homes sold in the year to September 2026.
typical sale · 55 sold in the year to May 2026
- Per square foot
- $312NJ $331
- Days to sell
- 65
- Sold over asking
- 45%
- Listings with a price cut
- 26%
Multi-family (2–4 units): 1 sold, typical $575K
Too few sales in 12 months for reliable figures.
Fewer homes sell than a decade ago, at 2.8 times the 2016 price
49 sales in the last year, against 104 in 2019 and a low of 43 in 2023. The typical sale went from $169K in 2016 to $479K.
Source: Redfin Data Center, MLS sales; from June 2026 each month is a 3-month rolling window, its counts divided by 3. Typical price and $/sq ft are the monthly medians, weighted by sales. Redfin stopped publishing towns’ figures by property type after May 2026, so houses and condos are shown for the year to then.
What $500K buys in Upper Greenwood Lake
Check a listing against what Upper Greenwood Lake homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Upper Greenwood Lake are back to pre-pandemic levels, but three quarters fewer homes come up for sale
We read every month of Upper Greenwood Lake’s home sales since 2016 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to September 2026, 49 sales.
If you’re buying in Upper Greenwood Lake
- Shop in April. It brings about 10 new listings a month, close to the busiest month, with fewer bidding wars (39% over asking).
- Bid near asking. Buyers paid 99.9% of the list price on average; 31% paid over.
- You’ll usually have time. Only 20% of homes go under contract within two weeks; the typical one takes 77 days.
Spring brings the homes; summer brings the bidding wars
April has the most new listings (about 10 a month), but August is the most competitive: 54% of August sales close over asking. February has the least competition (23%) but only about 5 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and calmer than New Jersey
| Upper Greenwood Lake now | 2017–19 | 2021 peak | NJ now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 31% | 31% | 57% | 44% |
| Gone within two weeksShare of homes under contract within 14 days | 20% | 3% | 9% | 30% |
| Price paid vs. askingAverage sale price ÷ list price | 99.9% | 97.2% | 101.8% | 100.9% |
| Days to sellMedian days from listing to contract | 77 | 142 | 117 | 46 |
11 homes for sale on a typical day
That’s 78% fewer than in 2017–19 and well under 2019’s 55.
Source: Redfin Data Center, city figures, January 2016 to September 2026 (MLS sales, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Upper Greenwood Lake home costs about $3,539 a month
Price: Upper Greenwood Lake’s typical sale, last 12 months. Property tax at Upper Greenwood Lake’s 2.6% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Upper Greenwood Lake is affordable on local pay is on Cost of living.
Five things worth knowing
New listings in April
The month with the most choice. December has the fewest, about 4.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $479K home, about $12,480 a year.
Taxes vs. neighborsTypical commute
The average one-way trip to work for people who live in Upper Greenwood Lake.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Vernon Center and Ringwood sell for less a square foot; Hewitt and Greenwood Lake for far more
The busier markets within 25 miles of Upper Greenwood Lake, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Highland Lakes | 108 | $382K | $312 | 55% | 30 |
| Vernon Center | 90 | $220K | $258 | 20% | 64 |
| Ringwood | 78 | $642K | $288 | 70% | 41 |
| Warwick | 77 | $491K | $320 | 37% | 39 |
| Upper Greenwood Lake | 49 | $479K | $311 | 31% | 77 |
| Greenwood Lake | 34 | $604K | $393 | 21% | 71 |
| Hewitt | 25 | $643K | $397 | 58% | 67 |
Redfin Data Center, October 2025 to September 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Upper Greenwood Lake, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Upper Greenwood Lake. People who follow the town see it, and so do people comparing Upper Greenwood Lake with their own town. No commission, no listing fee.
Questions about buying a home in Upper Greenwood Lake
What do homes sell for in Upper Greenwood Lake, NJ?
49 homes sold in the year to September 2026 at a typical $479K, $311 a square foot.
Is Upper Greenwood Lake a buyer’s or seller’s market?
A balanced market: 15 homes were for sale in September 2026 and 3 sold, about 4.5 months of supply. Buyers paid 99.9% of asking on average.
When is the best time to buy in Upper Greenwood Lake?
April brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Upper Greenwood Lake?
About 2.6% of a home’s value a year. On a $479K home that’s near $12,480.
Where can I see homes for sale in Upper Greenwood Lake?
Zillow, Redfin, Realtor.com and Homes.com all carry Upper Greenwood Lake’s MLS listings; the search links above open each one filtered to Upper Greenwood Lake.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).