Published October 7, 2026 in Market Update

Priced Over $750K? One in Four Toms River Homes Gave Up

By James "Jim" Flanagan

Real estate, Toms River Market Update cleaned

I pulled every lived-in home sale in Toms River, plus every home that came off the market with no sale, and sorted them by what the seller first asked. Five price ranges, one question: which ones actually sold, and which ones gave up? The numbers stop at October 7, 2026.

Under $600K, the odds are strongly in your favor

In the under $500K range, 282 homes sold and 35 gave up. That's an 11% give-up rate. The $500K to $600K range was almost identical: 226 sold, 29 gave up, 11.4%. Those two ranges together account for more than half the sales in this market, and they're where sellers have the clearest path to closing.

Homes under $500K also sold fastest, in 21 days at the middle. They got 99.5% of what they first asked. At this price, a well-priced home almost always finds a buyer.

The $500K to $600K range matched that give-up rate and also hit 100% of the last asking price at the middle. Sellers here gave up very little ground. The typical sold price was $550,000.

$600K to $750K is where the risk starts to show

At $600K to $750K, 191 homes sold and 36 gave up. The give-up rate climbs to 15.9%, about 4 points higher than the range below it. Homes here also took longer: 35 days at the middle, compared to 26 days for $500K to $600K. And sellers got 97.1% of what they first asked, meaning the typical home gave back something before it closed.

This range is not broken. Most homes here sold. But it's the first range where you can feel the friction. Pricing at the top of this band without a clear reason is where sellers start to run into trouble.

Over $750K, one in four homes never closed

Here is where the data gets hard to ignore. In the $750K to $1.2M range, 183 homes sold and 61 gave up. That's a 25% give-up rate. One in four. These sellers came to market, waited, and eventually pulled the listing with nothing to show for it.

The $1.2M and up range is worse. 128 homes sold and 56 gave up, a 30.4% give-up rate. These sellers also took the longest to close, 46 days at the middle, and got only 94.7% of what they first asked. That gap between first price and sold price matters: the typical home that gave up across the whole market first asked $199,100 more than the typical home that sold.

The give-up rate goes from 11% under $600K to 25% over $750K, then to 30.4% past $1.2M. That is not a small shift. It means the market at the higher end is genuinely harder, and starting price is the biggest lever a seller has.

Homes that took over 6 months to sell got only 87% of what they first asked. Sellers who started too high and waited paid for it, not just in time, but in dollars.

What this means if you are selling or buying right now

If you are selling, the number that should stop you cold is this: the typical home that gave up first asked $199,100 more than the typical home that sold. That is not a coincidence. Right now, nearly half of the homes currently for sale in Toms River, 49.6%, have already dropped their price. The typical drop is $39,000. Starting too high does not protect you. It costs you time, and then it costs you money.

If you are buying above $750K, you have more room to negotiate than the list price suggests. Sellers in that range gave back ground, and some gave up entirely. Patience is a real tool here. One thing making it harder for everyone: the 30-year fixed mortgage averaged 7.28% as of October 1, 2026, up from 6.34% a year ago, according to Freddie Mac's Primary Mortgage Market Survey. That full percentage point adds real cost to any financed purchase, and it is part of why higher-priced homes are sitting longer.