What Is a Paramus Home Worth? Reading a Rising Sold Median Beside a Falling One

Which Paramus median is the right one?

The medians sort into groups that measure different things. The $960,000 on Realtor.com is a median of homes that sold, for the town and for June. The $1,137,500 is the median of 116 houses over six months, and the same page shows a median last list price of $1,100,000, so the median sale price is about 103% of the median last list price. The $1,199,282 and the $1.2 million are Redfin's median for the three months to May, and the $1.3 million is Redfin's median for the three months to June. The Prop:Metrics $1,079,000 is a value estimate for all homes. The Census figure for the postal area is $813,900, with a margin of error of $22,884.

The spread is large for a small town. The highest sold median is 1.35 times the lowest, a ratio this brief computes from $1,300,000 and $960,000. The Redfin median rose from $1,199,282 to $1.3 million in a month, which is 8.4%, though each is a three-month window and the two share two months. A window that moves 8.4% when only one month changes means that the new month was far higher than the month it replaced, and 49 sales is a small base.

The listing median shows the other side. Realtor.com's median listing price is $1,385,000, which is 1.44 times its own sold median of $960,000, a gap of $425,000. A town in which asking prices sit that far above sold prices is either selling much smaller homes than it lists or selling above its list prices on the homes it does sell. Redfin points to the second, with 56.4% of homes above list. The local report points the same way, with 48.3% of sales above list and a ratio of 100.0%. The Realtor.com sold median is the outlier.

The direction is as unsettled as the level. Redfin shows the three-month median up 18.7% on the year, and the three months to May up 7.5%. Realtor.com shows the sold median down 8.57% on the year and up 16.01% over three years. The Prop:Metrics value is up 7.7%. The article that explains the 7.5% says that rising prices and longer waits together mean something is happening under the median, and attributes it to new rental and age-restricted housing on commercial parcels. That is the article's reading and not a finding any data page makes.

The average is a further check. The local report's average of $1,389,116 is 1.22 times its median of $1,137,500, which says that a few large sales lift the mean. The same report counts 20 townhouses at a median of $1,797,500, which is 1.58 times the median of the houses, and 5 co-ops at about $362,500. A median for all homes that includes the townhouses and co-ops is a median of three different kinds of home.

Sources as cited. The measures differ and the figures are not directly comparable. The Movoto page is more than a year old. Commercial content; not independently verified.

Does a Paramus home sell in 17 days or 78?

The clocks run from 17 days to 79. Realtor.com says a median of 17 days on market for June, up 13.04% on the year and down 13.33% over three years. The local report says 21 for six months. Prop:Metrics says 25 for May, up 29.0%. Another article quotes 26 days from Movoto's June figure and 30 days from Realtor.com for April. Redfin says 78 days for the three months to June, against 56 a year earlier, and 79 for the three months to May. The ratio between the slowest and the fastest is 4.6.

The gap between the Realtor.com figures and Redfin's is the odd part. Both describe Paramus in the same weeks, and one says 17 days and the other 78. Redfin's days on market for a sold home may include time before a relisting, and Realtor.com's median may count days to a contract. Neither page says. The most likely reading, which is this brief's inference, is that the pages count different things, and that a home can be under contract in about three weeks and still show a longer total on one tracker.

The Movoto page shows how stale a figure can be. It reports a median of $1,312,499 for April 2025, 19 days against 40 a year earlier, 58 sales against 68 and 71 active listings. It is a year and a half old on the date of this brief and it is still a live page. A seller who found it by search would see a median above any current figure and a wait shorter than most. The same publisher's June 2026 figures, quoted in the article, are a median list price of about $1.35 million and 26 days.

The price-cut and ratio figures are more consistent. Redfin shows 11.9% of homes with a price drop, and another page quotes 9.9% for an earlier window. Prop:Metrics shows 7.0%. The ratios are 101.3% on Redfin, 100.0% on the local report, 101.1% for May in a second article and 99% to 100% on Realtor.com. A range of 99% to 101.3% means that a typical Paramus home sells within a point or two of its list price, and that many sell above it.

Supply is the third measure that disagrees. Realtor.com shows 64 active listings in June, up 9.72% on the year and 27.42% over three years. Its April figure was 47. Zillow, quoted in an article, shows 84 homes for sale in late June at a median list of $1.45 million and 16 days to pending. The largest of these is 1.8 times the smallest, which fits a market where listings are added through the spring.

What does the rest of the county say, and who lives in Paramus?

The county figures give a frame. An article for northern Bergen County says that in March 2026 the county had 1,687 homes for sale, a median of 25 days on market and homes selling at about 101% of asking, with inventory up 7.7% on the year and new listings up 11.2% (Maxstokes, northern Bergen County market). A second article quotes the county's single-family market through April as having 2.2 months of supply, 104.1% of list price received and 34 days on market (Links, Paramus housing trends). The same article says Redfin describes four to five months of supply as balanced, so 2.2 months is tight.

Paramus sits at a ratio of 100.0% to 101.3% against the county's 101% to 104.1%, which makes it about as tight as the county or a little looser, and the pages do not say why. The county's 34 days is above Realtor.com's 17 for the town and below Redfin's 78, and this brief cannot reconcile the three from the pages.

The Census describes the people and the homes. The postal area has 26,568 residents and 8,813 homes, of which 8,464 are occupied and 349 vacant, a vacancy of 4.0%. Of the occupied homes, 6,992 (82.6%) are owner-occupied and 1,472 (17.4%) are rented. The median household income is $144,349 and the median gross rent is $3,032, which is 25.2% of the monthly income at the median, a ratio this brief computes. The Realtor.com median rent of $4,950 is 1.63 times the Census figure, which is what a current asking rent often looks like against a median of existing tenants.

The homes are mid-century. Of the 8,813, 3,063 were built in the 1950s, which is 34.8% of all homes and the largest decade by far. Another 488 were built before 1940 and 447 in the 1940s. Together 71.8% were built before 1980, and the median year built is 1963. The median owner-occupied value of $813,900 sits below every sold median in this brief because it counts all owners, including long-time ones.

Some of the pages point to what is being built. The brokerage article says a large parcel sold for $9.25 million in January 2026, with approvals for 162 age-restricted apartments, and that an assisted-living building is coming next door. It argues that new rental supply gives marginal buyers an alternative and slows sales at the $900,000 to $1 million level. That is one broker's argument. The data pages above do not test it.

Source: Census Reporter, American Community Survey 2020-2024 five-year estimates, tables B25034, B25077, B25003, B25002, B19013 and B25064. Percentages and ratios are this brief's arithmetic.

Do houses, townhouses and co-ops sell in the same market?

The local report splits the 141 closings of the six months to August into three kinds of home, and the split shows why one median cannot describe them. Houses were 116 of the 141, or 82%. The report says most were four-bedroom colonials with about three bathrooms, with some ranches and split-levels, that about half sold above the asking price and that the typical one took about three weeks. Townhouses were 20 closings, with a median of $1,797,500, an average of $1.7 million and a range from $1.1 million to $2.1 million. Co-ops were 5 closings, with a median of $362,500 and a range from $330,000 to $451,000.

The townhouse median is 1.58 times the house median, and the report says the reason is that they are mostly newer construction, with an association fee on top of the mortgage. The same report shows a sale-to-list ratio of 100.0% for townhouses and co-ops, 15% of townhouses sold over list and 40% of co-ops. The townhouse figure is 3 of 20, and the co-op figure is 2 of 5, which is this brief's arithmetic from the shares. They are small counts, and a median of five says little.

A seller of a house is in a different market from a seller of a townhouse, and the pages that blend them give a figure that fits neither. Redfin's median of $1.3 million covers all home types, and the same page shows a median price per square foot of $476, down 4.2% on the year. The median price rose 18.7% while the price per foot fell 4.2%. That pattern is consistent with a change in the size of the homes that sold, with larger homes or newer townhouses a bigger share, and it is also consistent with a small sample. The page does not say which, and the reading is this brief's inference.

The price per foot is the steadier number for a seller to use. If the median price rose by a fifth while the price for each foot of house fell, an owner of a house of ordinary size has little reason to expect the headline gain. An owner of a very large house, or a newer townhouse, may be in the part of the market that moved. The local report puts it plainly: month to month, prices bounce around too much to call a trend.

The practical lesson is to compare a home with its own kind. The pages give the house count, the townhouse count and the co-op count, and they say that a well-priced house goes quickly while an overpriced one sits. The way to know which a given house is lies in the sold prices of the houses nearest it, which none of the pages can supply. Readers comparing markets can also read the Long Beach Township brief and the Margate City brief.

What should an owner ask, and what does a private sale change?

Ask which months a number covers, and whether it is a median of houses or of all homes. Ask whether it is a price, a value estimate or a list price, and whether the page is current. Ask what the wait is measured from and to. A seller who has these answers can read a page, and a seller who does not will find that seven pages give seven prices.

A private sale changes how a home reaches a buyer. With Maison Off-Market there are no showings and no neighbors talking about a sale, the closing date can be flexible so that an owner has time to find a new home, there are no commission costs, there are no closing costs and there are no inspections or repairs. For a mid-century house, avoiding the inspection and the repair list may matter most. This brief does not claim that a private sale always brings a higher price than a public listing.

Fee arithmetic shows what the commission point means in dollars, without assuming any rate. Each 1% of a sale price is $9,600 at $960,000, $11,375 at $1,137,500 and $13,000 at $1,300,000. At 3% those amounts are $28,800, $34,125 and $39,000. At 5% they are $48,000, $56,875 and $65,000. These are illustrations of what a percentage means on the figures in this brief, and they are not a statement of what any agent charges or what any sale would cost.

Privacy is often the first thing owners raise. A public listing puts photographs, a price history and every price cut in front of anyone with a phone, and the neighbors read them too. A private sale keeps those details out of view. That is a matter of preference and not a claim about price.

Timing is the other thing an owner controls. A public listing starts a clock that buyers can see, and the pages above show a range of 17 to 79 days. A private sale lets the owner choose the closing date, which matters most to people who need to find the next home first.

If you are weighing a sale of a Paramus home, one conversation costs nothing and obliges you to nothing. We ask about the home, the timing you would like and what you would need from a buyer, and we say plainly whether a private sale fits.

If you would like a private, no-obligation offer for a Paramus home, call 401-219-4207 or use the contact form on this site.

Methodology and limitations

Prices, days on market, counts and ratios come from Redfin's city page for the three months to June 2026, Realtor.com's city page with indicators as of June 2026, a local market report for August 2026, a brokerage article dated July 16, 2026, Prop:Metrics data as of May 2026 and two county articles. A Movoto page shows April 2025 figures and is flagged as stale. The pages cover different periods and measures, and most are commercial pages, so they are not independent of each other.

Census figures come from the American Community Survey 2020-2024 five-year estimates for the postal area, through Census Reporter. Percentages, gaps, ratios and fee amounts are this brief's own arithmetic and are labeled as such. Where a reading goes beyond what a page says, it is called an inference. No agent names, contact details or street addresses from the pages are reproduced.

Conclusion

The Paramus record shows sold medians from $960,000 to $1,300,000, changes from down 8.57% to up 18.7%, waits from 17 to 79 days, a sale-to-list ratio near 100% to 101% with about half of sales above list, and homes of which 71.8% were built before 1980. The numbers differ because the pages measure different things, cover different months and in a town this size rest on a few dozen sales a month.

It does not fix a price for any one home. The choice between a public listing and a private sale comes down to whether an owner would rather meet showings, inspections and a public clock, or sell quietly on a date that suits them. Maison Off-Market speaks only to sellers, and a conversation costs nothing.