Thinking about Union Township or Clinton Township in 2025? You are not alone. Prices in both townships have risen into the mid 500s, inventory is tight, and buyers care more than ever about taxes, commute, and school fit. This guide lays out the market signals, day-to-day tradeoffs, and smart strategies to help you choose with confidence. I live and work these markets and I am here to help you navigate each step.
Quick Snapshot: At‑a‑glance comparison
- Union Township: Quiet, semi‑rural feel with easy I‑78 access. Many buyers are car commuters who drive to nearby Raritan Valley Line stations. Property taxes are typically lower than in Clinton Township.
- Clinton Township: Suburban feel near Annandale. Closer access to Annandale, Lebanon, and High Bridge NJ Transit stations. Slightly higher taxes but more rail convenience and small-scale redevelopment near town centers.
Head to head
- Market posture in 2025
- Union: Neutral to light seller market in many months. Days on market often near 20 to 35 days. RocketHomes Union snapshot
- Clinton: Often a seller market with quick pace. Many months show 20 to 30 days on market and low months of supply. Homes.com Clinton trends
- Price context
- Union: Median sold price near the mid 500s as of June 2025.
- Clinton: Median listing near about $599,900 in Jan 2025, median sold near $556,000 in June 2025. Realtor.com Clinton and RocketHomes Clinton
- Commute
- Union: I‑78 corridor access. Drive to Annandale, Lebanon, or High Bridge for rail. NJ Transit Annandale Station
- Clinton: Annandale station inside township, plus nearby Lebanon and High Bridge. Annandale Station
- Schools
- Both: Feed North Hunterdon High School in the North Hunterdon‑Voorhees regional district, which has strong rankings and graduation rates. US News North Hunterdon HS
- Taxes
- Union: Published 2025 total rate about 2.197. Union Tax Collector
- Clinton: Published 2024 total rate about 2.981. Clinton Tax Collector
2025 Market Trends: what buyers are seeing now
Both townships sit within a rising Hunterdon County backdrop where typical values are roughly the low to mid 600s in many datasets. PropertyFocus county trends and Zillow county overview show county-level appreciation through mid 2025.
Union Township
- Prices and pace: Rocket shows a June 2025 median sold price near 560,000, up about 7 to 8 percent year over year. Market posture swings between neutral and seller depending on the month. Days on market often range 20 to 35 days, which is faster than many national norms.
- Inventory and competition: Supply is tight, but buyers sometimes see slightly more negotiation room than in peak 2022 conditions. County data suggests days on market lengthened a bit in 2025, which can help patient buyers time offers.
- What it means for you: If you need a home office and value lower recurring taxes, Union can be a smart fit. Act fast on well-priced homes. If a listing sits into week three or four, consider strategic terms to negotiate.
Clinton Township
- Prices and pace: Realtor.com showed a median listing near 599,900 in Jan 2025, while Rocket showed a median sold price near 556,000 in June 2025 and a strong year-over-year gain near 17 percent. Most sources still characterize Clinton as a seller market with quick turn times. [Realtor.com Clinton] and RocketHomes Clinton.
- Inventory and competition: Low months of supply and active demand, helped by rail access and proximity to Annandale. Buyers should expect competitive offer rounds on turnkey homes.
- What it means for you: Pre-approval, tight timelines, and clean offers are common. If you need rail access and prefer a more suburban core, Clinton can justify the premium.
Seasonal and near-term factors
- Remote and hybrid work remains sticky in 2025. Many workers say they would likely leave a job if they lost remote options. That supports continued demand in exurban suburbs like these. Pew Research
- Local development news can sway buyer sentiment. Union has debated warehouse proposals near Route 78, while Clinton has moved forward with small infill redevelopment, including a 14-unit plan at a former municipal building. Union planning notices and Clinton redevelopment article
Signals to move now vs. wait
- Move now if you find a well-priced, updated single-family with a layout that fits. DOM is short and rates can shift.
- Consider waiting if you need very specific features and can shop around school breaks, when new listings often appear.
Note on data: Different vendors track different months and methods. Always tie a median price to a specific source and date to avoid confusion.
Neighborhoods and housing stock: what you will actually find
Union Township
- Housing types: Predominantly single-family detached homes. Expect larger lots, quiet streets, and a more rural or semi-rural setting in many pockets. Owner-occupancy rates are high. Census QuickFacts.
- Tradeoffs: More privacy and land, less walkability. If you want space for a garden, pets, or a pool, Union often stretches your dollar.
- Condition mix: A fair share of homes are well maintained but may have older kitchens or baths. Budget for modest updates if you want turnkey finishes.
- Smart filters: Focus on septic and well details, outbuilding conditions, and recent roof and mechanicals. Ask about internet speeds if you work from home.
Clinton Township
- Housing types: Mix of traditional single-family neighborhoods, some newer subdivisions, and homes closer to Annandale. Still largely owner occupied.
- Tradeoffs: Better rail access and services nearby, but typically smaller lots than the most rural parts of Union. If you value proximity to town and trains, this is a strong match.
- Condition mix: Many updated homes compete fast. Older listings may need cosmetic refreshes but can offer value if you bring a renovation budget.
- Smart filters: Verify walk or short drive times to Annandale station, parking options, HOA rules if applicable, and any recent permits for additions or finished basements.
Commute, regional access and daily life logistics
- Rail: Annandale station sits in Clinton Township, with Lebanon and High Bridge nearby, serving the Raritan Valley Line. This is a key advantage for rail commuters. Annandale Station and NJ Transit
- Highways: Both townships have strong I‑78 access. Union buyers tend to drive to stations or straight to northern NJ or NYC jobs via highway.
- Daily conveniences: Clinton’s proximity to Annandale offers an edge on quick errands, coffee, and commuter conveniences. Union offers more space and a quiet pace, with services a short drive away.
- Resale impact: Easy rail access can support buyer demand and speed resale. Larger lots and lower taxes can do the same for buyers who prioritize space and carrying cost.
Schools, community and lifestyle
- Schools: Both townships feed North Hunterdon High School in the North Hunterdon‑Voorhees district. The school shows strong rankings and college prep indicators. Families should review the most current data, talk with the district, and visit schools. US News North Hunterdon HS
- Lifestyle mapping
- Union: Quieter, more land-oriented living. Great for buyers who want privacy, outdoor space, and easy highway access.
- Clinton: More activity near Annandale and Clinton Town center areas. Suits buyers who want a suburban base with rail convenience and local events.
- What to evaluate: Parks and trail access, youth sports and activities, library and community events, and HOA rules if applicable. Visit at different times of day to feel traffic and noise patterns.
Taxes and the true cost of ownership
Property taxes vary by township and can change yearly. As of the latest published figures:
- Union Township lists a 2025 total rate of about 2.197. Union Tax Collector
- Clinton Township lists a 2024 total rate of about 2.981. Clinton Tax Collector
How to read this
- In New Jersey, rates are typically dollars per 100 of assessed value. For a home assessed at 500,000, the rough annual bill would be:
- Union: 500,000 ÷ 100 × 2.197 ≈ 10,985 per year.
- Clinton: 500,000 ÷ 100 × 2.981 ≈ 14,905 per year.
- Actual taxes depend on your assessed value, county and school allocations, exemptions, and the certified annual rate. Always confirm the current assessment and tax bill.
Buying strategies for 2025
Be ready before you shop
- Get a strong pre-approval and know your ceiling. This helps you act within days, not weeks.
- Line up your team early. Inspector, attorney, lender, and if needed, a contractor for quick estimates.
- Decide where you can bend. Closing date flexibility, minor repairs, or personal property can make a difference.
If you are buying in Union Township
- Leverage time on market. If DOM moves past about 21 to 28 days, consider a thoughtful offer with inspection credits or closing flexibility.
- Focus on systems. Many homes are on septic and well. Order water testing, verify tank age and permits, and scope the septic if appropriate.
- Plan for updates. Kitchens and baths drive value. Price your offer to leave room for cosmetic refreshes.
If you are buying in Clinton Township
- Prepare for speed. Use a short inspection window and a clean offer structure on well-priced, updated homes.
- Consider an escalation clause. Set a cap you are comfortable with and pair it with proof of funds.
- Mind the appraisal. If the home moves far over list, discuss an appraisal gap reserve with your lender.
- Target off-peak showings. Preview midweek to get ahead of weekend competition.
Value and renovation strategies
- Hunt for homes that need light updates. A fresh coat of paint, flooring, and lighting can transform without breaking the bank.
- Get written contractor estimates inside the inspection period. Prioritize roof, HVAC, windows, and water systems.
- Check permits. Additions and finished basements should have final approvals.
Special notes for estate, probate, and relocations
- Expect extra steps. Title work, POA documents, and estate approvals can affect timelines.
- Build a buffer. Allow a few extra days for clearances and cleanouts.
- Ask for help. Vendor coordination for cleanouts, movers, and minor repairs can smooth the process. This is a core part of my service set.
Why work with a local expert
Buying here is about more than price. It is about taxes, commute, schools, wells and septics, and the nuances on each street. As a fourth‑generation Hunterdon County agent with 18 plus years and 200 plus closings, I guide buyers through:
- Private neighborhood tours and on-the-ground insights
- Off-market and coming-soon alerts
- Offer strategy that matches each micro-market
- Vendor coordination for inspections, water and septic tests, and renovations
- Steady help for estate and relocation cases
Work with a partner who knows both townships deeply and can help you move with confidence. Work with Connie — Request a Consultation.
Conclusion: choose the right fit and next steps
If you value lower taxes, larger lots, and highway access, Union Township may be your match. If rail access, a suburban core, and quick market pace matter most, Clinton Township may fit better. Both feed into respected regional schools and both have prices clustered in the mid 500s on recent snapshots.
Next steps are simple. List your must-haves, get pre-approved, and schedule a local tour. For a tailored plan and street-level guidance, connect with me. I am ready to help you compare, negotiate, and close with confidence. Reach out to Connie Manailovich to get started.
FAQs
Q: Which township is more affordable in terms of taxes? A: Published rates suggest Union Township’s total tax rate is lower than Clinton Township’s recent rate. Always confirm your specific assessment and the current certified rate with each tax collector.
Q: How competitive are offers right now? A: Clinton Township often sees multiple offers on updated homes. Union ranges from balanced to light seller market depending on the month and the property. Pre-approval and clean terms help in both.
Q: Is rail access a big difference between the two? A: Yes. Clinton Township has Annandale station within its borders and quick access to Lebanon and High Bridge. Union buyers often drive to these stations or rely on I‑78.
Q: What kind of homes can I expect? A: Both townships are mostly owner-occupied single-family homes. Union tends toward larger lots and more privacy. Clinton offers a mix of neighborhoods closer to services and rail.
Q: Will development plans affect value? A: Large proposals, like warehouses in Union, can influence buyer sentiment on traffic and area character. Clinton has focused on smaller infill projects. Follow local planning pages for updates.
Q: How should I compare school options? A: Both feed North Hunterdon High School, which has strong indicators. Review the latest data, visit schools, and talk to families to gauge fit.
