The Three River Townships of Sussex County NJ
The Three River Townships of Sussex County NJ
The Three River Townships of Sussex County NJ are Montague, Sandyston and Walpack. Their housing market is steady and affordable right now. The median single-family sale price was $400,000 from Aug 12 to Nov 10, 2026. That's about $85,500 under the Sussex County median. Homes sold for 100.1% of list price in a median of 28 days. Active listings rose 26% to 29 homes, so buyers have more to pick from.
What is the median home price in Montague, Sandyston and Walpack?
The median sale price for a single-family home is $400,000. That covers sales closed in the last 90 days.
That's down 3% from $412,500 the quarter before. It's also down 2.4% from $410,000 in the older 6-month window. The median list price of sold homes dipped too, from $407,450 to $399,000. So prices didn't drop because of lowball deals. Slightly lower-priced homes just sold this quarter. The Sussex County median was $485,500 in my Nov. 2 county report. That makes the Three River Townships the most affordable area in my town reports so far.
Source: Garden State MLS
Are there more homes for sale in the Three River Townships?
Yes. There are 29 active single-family listings, up from 23 last quarter.
That's a 26% jump in 90 days. In the older 6-month window, there were just 21. A seller's market is when there are more buyers than homes for sale. Under six months of supply usually means a seller's market. The three townships closed 21 sales in 90 days, or about 7 a month. With 29 listings, that's about 4.1 months of supply. It's still a seller's market, but it's the roomiest I've seen in my town reports this fall.
Source: calculated from Garden State MLS data
Are homes selling over asking price in Montague and Sandyston?
No. They're selling right at asking. The median home sold for 100.1% of list price.
It's been that way all year. All three windows in this report landed right around 100%. On a $400,000 list price, buyers paid about $400,000. Countywide, homes sold for 101.5% of list price in my Nov. 2 report. So there are fewer bidding wars out here, and fewer big discounts too. One thing for sellers to watch: homes for sale now have a median asking price of $424,950. That's about $25,000 above what buyers have actually been paying.
Source: Garden State MLS
How fast are homes selling in Montague, Sandyston and Walpack?
The median home sold in 28 days. That's about four weeks.
Last quarter, it was 29 days. In the older 6-month window, it was 33 days. So homes are moving a little faster than they did last winter and spring. Closed sales held steady at 21, up from 20 last quarter. This is a small market, so a few sales can swing the numbers. That's why these three townships share one report.
Source: Garden State MLS
What's it like to live in the Three River Townships?
It's quiet, wooded and close to the Delaware River. All three townships border the river in the far northwest corner of Sussex County NJ.
Montague is the only New Jersey town that borders both New York and Pennsylvania. It's home to High Point, the highest spot in the state at 1,803 feet. Route 206 crosses the river into Milford, Pennsylvania, on the Milford-Montague Toll Bridge. Montague had 3,792 residents in the 2020 census.
Source: Montague Township, New Jersey (Wikipedia)
Sandyston had 1,977 residents in 2020. Stokes State Forest and the Delaware Water Gap National Recreation Area cover more than two-thirds of it. It's also home to Peters Valley School of Craft. The Dingmans Ferry Bridge links Sandyston to Pike County, Pennsylvania.
Source: Sandyston Township, New Jersey (Wikipedia)
Walpack had just 7 residents in 2020, the fewest of any town in New Jersey. The government bought up its land for the Tocks Island Dam, which was never built. Today, it's mostly national park land.
Source: Walpack Township, New Jersey (Wikipedia)
For schools, Montague Township School covers pre-K through 8th grade. Montague teens head to High Point Regional High School in Wantage. Sandyston and Walpack kids attend Sandyston-Walpack Consolidated School in Layton through 6th grade. Then they go to Kittatinny Regional in Hampton for grades 7 to 12.
Source: Montague Township (Wikipedia) and Sandyston Township (Wikipedia)
What does this market mean for buyers and sellers?
Buyers have more choices and less pressure. Sellers need to price close to what's really selling.
If you're buying, you've got 29 homes to compare instead of 21 last winter. You can make a fair offer without bracing for a bidding war. Still, get pre-approved first so you can move on the right home. Ask about well and septic on every house, and budget for those tests. Many buyers here come from Bergen, Essex and Passaic counties looking for space. If you're selling, aim close to the $400,000 buyers are paying, not the $424,950 asks. Homes priced right are going under contract in about four weeks. Show off what people move here for: the woods, the river and the quiet.
- $400,000 median sale price, Aug 12 to Nov 10, 2026
- -3% median price change vs. the prior 90 days ($412,500)
- 29 active single-family listings, up 26%
- 100.1% median sale price as a share of list price
- 28 days median days on market
- 21 closed sales, up 5%
- About 4.1 months of supply
- About $85,500 under the Sussex County median ($485,500)
The Bottom Line
The Three River Townships of Sussex County NJ are the most affordable spot in my town reports. Prices eased a little, and buyers have more homes to pick from. Homes still sell right at asking in about four weeks. If you've wanted a calmer market with room to breathe, this is a good place to look.
Frequently Asked Questions
What is the median home price in Montague, Sandyston and Walpack, NJ?
The median single-family sale price was $400,000 from Aug 12 to Nov 10, 2026. That's according to Garden State MLS data.
Are homes selling over asking in the three River Townships of Sussex County NJ?
No. Homes sold for a median of 100.1% of list price, which is right at asking. That's held steady all year.
How long does it take to sell a house in Montague or Sandyston?
The median home sold in 28 days over the last 90 days. Homes priced close to recent sales often go faster.
Why are Montague, Sandyston and Walpack in one report?
Each town has too few sales to stand on its own. Combining them gives a steadier, more useful picture.
Sources
- Garden State MLS (https://www.gsmls.com/): Market Condition Statistics Report (1004 MC), Montague Twp, Sandyston Twp and Walpack Twp single-family homes, Nov 10, 2025 to Nov 10, 2026. Supports median sale price, list prices, active listings, days on market, closed sales and sale-to-list ratio. Info deemed reliable but not guaranteed.
- Garden State MLS (https://www.gsmls.com/): Sussex County single-family report, Aug 4 to Nov 2, 2026. Supports the $485,500 county median and 101.5% county sale-to-list ratio.
- Months of supply and price differences are estimates calculated from the Garden State MLS figures above.
- Wikipedia, Montague Township (https://en.wikipedia.org/wiki/Montague_Township,_New_Jersey): 2020 population, borders with New York and Pennsylvania, High Point elevation, Milford-Montague Toll Bridge, schools.
- Wikipedia, Sandyston Township (https://en.wikipedia.org/wiki/Sandyston_Township,_New_Jersey): 2020 population, Stokes State Forest and national recreation area coverage, Peters Valley School of Craft, Dingmans Ferry Bridge, schools.
- Wikipedia, Walpack Township (https://en.wikipedia.org/wiki/Walpack_Township,_New_Jersey): 2020 population, Tocks Island Dam history.
Nina Fradl is a REALTOR® with United Real Estate North Jersey, serving all of Sussex County, including Andover Boro, Andover Twp, Branchville Boro, Byram Twp, Frankford Twp, Franklin Boro, Fredon Twp, Green Twp, Hamburg Boro, Hampton Twp, Hardyston Twp, Hopatcong Boro, Lafayette Twp, Montague Twp, Newton Town, Ogdensburg Boro, Sandyston Twp, Sparta Twp, Stanhope Boro, Stillwater Twp, Sussex Boro, Vernon Twp, Walpack Twp, and Wantage Twp.
Nina Fradl, REALTOR®
United Real Estate North Jersey
Phone: (973) 490-4999
Email: Nina@NinaFradl.com
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