Free guide · Brookdale · Oakview · Demarest · Franklin · Watsessing
The honest guide to what homes actually sell for in Bloomfield, why the same town bids three completely different ways depending on your number, and how the two train stations really work.
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22 pages · GSMLS closings, 15 Sep 2025 to 15 Sep 2026
The problem
Here is what happens to almost everyone moving out of the city. You set a budget. You search at your budget. You lose. You raise it. You lose again.
Then it happens again. And nobody explains why, because the reason is not in the listing.
Most advice treats a town as one market. Bloomfield is not one, and price is the first thing that divides it.
Under $600,000, homes sold last year for a median of 102.7% of their original list price, after a median 25 days. The list price is close to an asking price. You have time to think.
Above $900,000, the same town sold at a median of 125.0% of original list, in a median 14 days. That is not a price. It is a starting bid.
And the middle, where most of Bloomfield actually trades, sits at 108.5%.
So the problem is not your budget. It is that one search range has been carried across bands that price nothing alike, and the mistake gets more expensive the more money you have.
Then there is the second thing nobody tells you. At the same price, different corners of Bloomfield draw different crowds. Demarest homes under $600,000 sold at 108.0% of original list in a median 18 days. Everywhere else in town at that price sold at 102.3% in 28 days, on an almost identical median price. Same money, different competition.
That is fixable in about sixty seconds, and it is the first thing this guide does.
GSMLS, Bloomfield Twp., single-family, non-distressed, three bedrooms and up, closings 15 Sep 2025 to 15 Sep 2026. 186 sales: 61 under $600,000, 98 between $600,000 and $900,000, 25 between $900,000 and $1,300,000.
The guide
Twenty-two pages, written from a full year of closed sales in Bloomfield. Every one of the 186 of them. Not a brochure.
Why it beats what you would find otherwise. Every number carries its source, its date and how many sales it is built on. The commute detail is read off the published timetable, not estimated.
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About
Nancy Chu has been selling real estate in North Jersey since 2005. Keller Williams NJ Metro Group, out of Upper Montclair.
What makes her useful to somebody moving out of the city is narrow and specific. She reads this market as a set of different pricing cultures rather than one, right down to the bands and the corners inside a single town. The team has done 150+ transactions in Bloomfield, career to date, from our own records. Brookdale, Oakview and Demarest are a named focus rather than a side effect, and they are three genuinely different propositions rather than three names for the same thing.
Keller Williams Top 1% nationally, nine-time Platinum in the NJ REALTORS Circle of Excellence, and 4.99 stars across 319 reviews.
A minute with Nancy
How it works
Why work with Nancy Chu Homes
Winning the house is half of it. Closing it is the other half, and that is where deals fall apart.
The difference
Most agents will tell you what a house is listed at. The useful question is what the list price is signalling, and in Bloomfield that answer changes with the price bracket and with the part of town.
Where you end up
You stop touring houses you were never going to win, you know your number before you write instead of after, and you understand what you are agreeing to.
The local market
All figures from GSMLS, Bloomfield Twp., single-family, non-distressed, three bedrooms and up, closings 15 September 2025 to 15 September 2026. 186 sales.
That town-wide figure is the one quoted everywhere, and it describes almost nobody's actual experience. Here is why.
The list price is close to an asking price here, and this is the one band where you are usually not writing the same day you tour.
Where most of Bloomfield trades. More than half of everything that sold last year landed in this band.
A different market wearing the same town's name. If you are shopping here, your financing needs to be settled before you tour.
Two sales above $1,300,000 are not reported. Too few to mean anything.
And where in town changes it again
At the same price, different corners of Bloomfield draw different crowds. Brookdale is the most expensive part of town at a median $773,000, though its 113.4% headline is inflated by its top end. Oakview sits about sixty thousand lower and bids the softest of the three. Demarest is the most affordable of the three at $569,500, and under $600,000 it sold at 108.0% of original list in a median 18 days, against 102.3% and 28 days everywhere else in town at the same money.
Brookdale n=64, Oakview n=10, Demarest n=24. Areas with fewer than 10 sales are not reported. GSMLS, closings 15 September 2025 to 15 September 2026.
Why this matters to you
Sale to original list is the number that tells you what your budget really is. Everything else is preference. That one is arithmetic, and in Bloomfield it changes with both what you spend and where you look.
Proof
Based on Nancy Chu Homes' own transaction records for the periods stated, and the Experience.com review aggregate checked 12 September 2026. Outcomes vary by property, financing, inspection, appraisal, title and other factors. Not a guarantee of future results.
Three that are worth knowing
And one that did not go smoothly
A buyer went under contract in February and the deal died over an electrical finding. They bought a different house with us in May.
Client reviews as published on Google and Zillow. Screenshots unedited.
Follow along
Town Minutes is a town-by-town video series covering Bloomfield and its neighbours, week by week. Same approach as the guide: what actually sold, what it went for, and what that tells you.
The guide
Twenty-two pages on what these houses actually sell for, how the two stations really work, and how to compete without overreaching.
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Your guide
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Download the Guide (PDF, 22 pages)Two pages worth knowing about before you close it. Page 6 is the one people screenshot, and your commute starts on page 7. The rest will keep.
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Direct link: assets/guide.pdf
Where to find us
nancychuhomes.com · Town Minutes on YouTube at @nancychuhomes · Instagram @nancychuhomes
A real person read this. If a house comes up and you want to know what its list price is really doing, text me at 917.992.3098.