BERGEN COUNTY
MARKET INTELLIGENCE®
Powered by the Ayelet Market Pulse Index™
Northern New Jersey • Residential • Luxury • Condos • Investment
Bergen County home values are showing resilience, but buyer behavior is changing. More available inventory, cautious contract activity, and higher financing costs are making pricing and property-specific analysis increasingly important.
The central market distinction: Closed sales describe deals negotiated weeks earlier. Pending sales, active competition, and price reductions offer a more immediate view of buyer demand.
Detached homes remain relatively supply-constrained, while the condo and townhouse market offers more choice. Luxury homes and Fort Lee hi-rises require a closer look at individual properties and buildings.
September Market Snapshot
The following figures are from the September 2026 Greater Bergen REALTORS® monthly indicators, covering its reporting area (which extends beyond Bergen County to several nearby Hudson County municipalities).
Indicator | Single-family | Condo / townhouse |
|---|---|---|
Median sale price | $825,000 | $522,500 |
Closed sales | 444 | 154 |
Pending sales, year over year | −6.6% | +5.2% |
Active inventory | 1,052 | 635 |
Months of supply | 2.7 | 3.8 |
Average list price received | 103.2% | 99.4% |
Average days on market | 34 | 43 |
Source: Greater Bergen REALTORS®, September 2026 Monthly Indicators (NJMLS / Hudson County MLS). Figures are subject to report definitions and revisions.
What This Means for Sellers and Buyers
SELLER LEVERAGE
Limited single-family supply continues to support well-positioned homes. Sellers should price against today's active competition, prepare the property carefully, and evaluate financing and contingencies—not price alone.
BUYER LEVERAGE
More inventory offers room to compare properties, particularly in condos and homes with longer market time. Buyers should weigh total monthly cost, condition, and current competing listings before making an offer.
Mortgage Rates and Purchasing Power
Mortgage affordability remains central to purchase decisions. The October 22 mortgage-rate reading cited in this week's market review was 7.32% for a 30-year fixed mortgage. For a $700,000 loan amortized over 30 years, that represents approximately $4,809 per month in principal and interest, before taxes, insurance, or building fees.
Buyers should qualify based on today's payment rather than relying on a future refinance. Sellers should recognize that even highly motivated buyers face limits on monthly affordability.
Fort Lee Condos & Hi-Rises
Fort Lee offers a distinct market within Bergen County. Citywide September listing data cited in this week's review showed expanding inventory, giving buyers more options; however, these citywide figures include multiple property types and are not a dedicated hi-rise condo or co-op index.
For meaningful pricing guidance, compare units in the same building—or truly comparable buildings—with attention to floor, exposure, views, parking, renovation, maintenance, assessments, reserves, and co-op financing rules.
What matters: A lower asking price does not necessarily mean better value when the monthly carrying costs or upcoming building assessments are higher.
Luxury Homes: Performance Is Local
The luxury segment remains highly dependent on neighborhood, condition, land, architecture, price point, and the depth of the buyer pool. Results in Tenafly, Englewood Cliffs, and Alpine should not be grouped into a single luxury-market conclusion.
For sellers, measure the path from initial interest to second showings and offers. Where strong exposure does not convert into serious negotiations, reassess the property's value proposition relative to alternatives.
For buyers, extended-market listings may offer opportunities to negotiate price, repairs, or closing terms without assuming that every luxury property is discounted.
Boutique Multifamily: Focus on Verified Income
For investors evaluating approximately 5–20 residential units, financing costs and operating expenses demand disciplined underwriting. Broader Northern New Jersey Q3 research referenced in this week's review indicated somewhat higher multifamily vacancy and relatively flat average asking rents. Those trends are directional and should not replace a property-specific analysis.
A credible investment evaluation starts with the in-place rent roll, actual collections, trailing expenses, net operating income, property taxes, insurance, legal unit count, capital needs, and debt-service coverage. Projections for rent growth should be treated as potential upside—not the basis for making a deal work.
The client takeaway
“Bergen County values remain relatively resilient, but buyers are becoming more selective. Sellers still benefit from limited supply in desirable communities, while condos, Fort Lee hi-rises, and longer-market luxury properties may offer buyers more flexibility. The right strategy starts with the exact property—not a general market headline.”
What Does This Mean for Your Property?
For a property-specific market analysis, pricing strategy, or investment conversation, contact Ayelet Hurvitz.
201.294.1844 | [email protected]
Englewood Cliffs, New Jersey
