Valleybrook, Gloucester Twp NJ Real Estate Market Comparison: 2023 vs. 2024
The Valleybrook real estate market in Blackwood, NJ, showed dynamic changes between 2023 and 2024. From rising sale prices in The Links to shifts in buyer behavior, this year-over-year comparison highlights key insights for buyers, sellers, and investors. Let's dive into the data and explore how Valleybrook’s five main sections—The Links, St. Andrews, Players Place, Links II, and Glen Eagles—performed across various metrics.
Highest Sale Price in Valleybrook: 2023 vs. 2024
- 2023 Highest Sale: $370,000 in The Links
- 2024 Highest Sale: $410,000 in The Links
This 10.8% increase in the highest sale price reflects growing demand, especially in The Links section, which continues to attract premium buyers.
Average Days on Market (DOM)
The overall average DOM increased from 18 days in 2023 to 30 days in 2024. Despite this rise, certain sections saw improvements in market speed, while others experienced delays.
Section-wise Breakdown of Average DOM
| Section | 2023 DOM | 2024 DOM | Change |
|---|---|---|---|
| Links | 20 | 19 | Slight improvement |
| St. Andrews | 34 | 28.5 | Faster sales (-16%) |
| Players Place | 12 | 47 | Significant increase |
| Links II | 23 | 15 | Faster sales (-35%) |
| Glen Eagles | 23 | 12 | Faster sales (-48%) |
Sections like Glen Eagles and Links II saw notable reductions in average DOM, indicating that properties in these areas moved much faster in 2024 compared to their previous year. On the other hand, Players Place experienced a considerable slowdown. Not to worry, as Players Place usually moves much quicker, and there could be various reasons for this setback.
Number of Homes Sold
Both 2023 and 2024 witnessed numerous transactions across Valleybrook. However, the number of homes sold increased in 2024, signaling robust market activity.
| Section | 2023 Sales | 2024 Sales | Change |
|---|---|---|---|
| Links | 7 | 13 | +86% |
| St. Andrews | 3 | 4 | +33% |
| Players Place | 15 | 16 | +7% |
| Links II | 4 | 4 | No change |
| Glen Eagles | 2 | 4 | +100% |
The sharp increase in sales within The Links (+86%) and Glen Eagles (+100%) highlights the growing popularity of these sections.
Expired Listings
One notable difference between 2023 and 2024 was the rise in expired listings.
- 2023: 0 expired listings
- 2024: 4 expired listings
This slight uptick could be attributed to a combination of higher pricing expectations and fluctuating market conditions.
Buyer Financing Trends
The financing landscape saw a shift between 2023 and 2024, with conventional loans remaining dominant. However, FHA and cash purchases also grew in popularity.
| Year | Cash Buyers | Conventional Loans | FHA Buyers | VA Buyers |
|---|---|---|---|---|
| 2023 | 7 | 18 | 5 | 1 |
| 2024 | 8 | 21 | 8 | 0 |
Notably, cash buyers increased from 7 to 8, while FHA buyers rose by 60%, indicating a broader range of financing methods in 2024.
Average Sale Prices by Section (2024)
Section-wise Average Sale Prices & Percentage Difference
| Section | Average Sale Price | % Above/Below Original Price |
|---|---|---|
| Links | $355,000 | +0.16% |
| Players Place | $248,028 | +4.97% |
| St. Andrews | $328,054 | +1.33% |
| Glen Eagles | $315,000 | +3.87% |
| Links II | $331,250 | -3.21% |
While Players Place saw the highest percentage increase above the original asking price (+4.97%), Links II experienced a slight decrease (-3.21%) from the original price.
Bank-Owned Property Sales
In 2024, only one bank-owned home was listed for sale in Valleybrook, a significant improvement, indicating a healthier and more stable market.
End Units vs. Interior Units in The Links
The Links section, known for its desirable properties, saw varying price trends based on the type of unit:
- End Units Average Price: $361,167
- Interior Units Average Price: $317,074
End units commanded a higher premium due to their additional space, privacy, and curb appeal.
Total Sales Volume
The total sales volume in Valleybrook skyrocketed in 2024, reflecting a booming real estate market:
- 2023 Total Sales Volume: Data not provided
- 2024 Total Sales Volume: $11,425,475
Of this, my personal sales contributed $1,927,000, a testament to my expertise and deep understanding of the Valleybrook market.
Conclusion
The Valleybrook real estate market in Blackwood, NJ, saw significant growth in 2024, with higher sale prices, increased sales volume, and varied financing trends. While some sections experienced longer days on the market, others, like Glen Eagles and Links II, moved properties faster. Whether you’re a buyer, seller, or investor, these insights can help you make informed decisions. Valleybrook Blackwood NJ Homes for Sale
About Dave Sulvetta Realtor
I have been a full-time real estate agent in Southern NJ for 18 years now, and I cover all of Southern NJ. Over the years I spent a lot of time learning about Valleybrook and the HOA rules (even though they change), and I can proudly say for the last 10 years I have been the #1 listing and buyers agent in the entire development. I often get phone calls from buyers looking for first-hand knowledge about the entire development and sellers thinking about listing their Valleybrook home. I usually carry a database of at least 10-15 buyers looking for their prefect Valleybrook home. If your thinking about listing your Valleybrook Blackwood NJ home for sale or buying a home in Valleybrook, please don't hesitate to call me. ☎️ 856.889.8163 or Email dave@davesulvetta.com
"Local Knowledge, Proven Results"
If you’re interested in buying or selling in Valleybrook, reach out today to work with a trusted local expert!
Dave Sulvetta Top Agent for Valleybrook Blackwood NJ - See Below for my all-time sales in Valleybrook as of 1/1/2025
numbers - 153 "Sides" $26,595,632 total volume