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For Northern NJ | January, 2026
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Bergen County vs Passaic County Real Estate Market Update (December Year-End)
Is the Northern New Jersey Housing Market Shifting? A Local Look at Bergen County and Passaic County
As we close out the year, one question keeps coming up for buyers and sellers across Northern New Jersey real estate:
Is the market still competitive, or is it finally starting to shift?
The honest answer is simple — it depends on where you’re looking.
Two neighboring markets, Bergen County and Passaic County, are telling very different real estate stories right now. Understanding those differences is critical if you’re thinking about buying or selling in 2025.
Let’s break down what’s actually happening on the ground.
Bergen County Real Estate Market: High-End, High Expectations
Bergen County remains one of the most premium real estate markets in Northern New Jersey. Home prices are still strong, and in many towns, million-dollar homes are no longer the exception — they’re becoming the norm.
While inventory remains tight, it has improved compared to the frenzy of previous years. That shift has changed how homes are selling.
What This Means for Bergen County Sellers
Homes are selling, but pricing matters more than ever. We’re seeing fewer automatic bidding wars and slightly longer days on market, especially when homes are overpriced or need updating. Buyers are more selective and expectations are higher.
The homes performing best right now are well-located, properly priced, and positioned correctly for today’s buyers.
What This Means for Bergen County Buyers
Buyers do have a bit more breathing room than in recent years, but Bergen County is still a high-demand, high-expectation market. Preparation, strategy, and local knowledge remain essential.
Passaic County Real Estate Market: Opportunity and Flexibility
Passaic County is where opportunity truly stands out right now.
Compared to Bergen County, Passaic offers more attainable price points. Median home prices are generally in the mid-$600s, depending on the town. Values are still rising, but buyers are seeing more inventory and more room to negotiate.
Homes are spending a little more time on the market, signaling a market that is competitive — but not overheated.
Why Buyers Are Turning to Passaic County
For buyers who feel priced out of Bergen County, Passaic has become a very real alternative, especially for those seeking transit access, strong rental demand, and long-term upside. This market rewards buyers who understand value and potential.
What Passaic County Sellers Should Know
The opportunity for sellers is still there, but success depends heavily on pricing, presentation, and understanding what today’s buyers are willing to pay for.
The Big Takeaway: Northern New Jersey Is No Longer a One-Speed Market
National headlines don’t tell the full story in Northern New Jersey.
Bergen County remains high-demand, high-price, and high-expectation. Passaic County offers more flexibility, more opportunity, and more leverage for buyers.
Mortgage rates, inventory levels, and buyer behavior are pushing the region toward a more balanced market — but real estate here remains hyper-local. Two towns just five minutes apart can feel like completely different markets.
Why Local Strategy Matters More Than Ever
If you’re buying or selling in Bergen County or Passaic County, relying on national real estate headlines can be misleading.
For Sellers: The Value Up Method
This approach focuses on knowing which improvements actually matter, what buyers are paying for, and how to position a home to extract the highest possible value without over-improving or guessing.
For Buyers: The Buyer Upside Method
This strategy is about identifying opportunity pricing, spotting inefficiencies, and finding homes with real upside — so you’re not just buying a house, you’re buying future value.
In a shifting market, winners aren’t guessing. They’re making informed moves.
Thinking About Buying or Selling in Bergen or Passaic County?
If you want a strategy built around your goals, your timeline, and your street — not generic market noise — feel free to reach out or drop a question below.
I’m happy to show you what opportunity looks like in today’s Northern New Jersey real estate market and, more importantly, what it looks like where you live.
Wishing you a wonderful holiday season, and I’ll see you in the new year.
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Report Cards by Town
Brought to you by Niche.com
Check out Niche's 2024 Best Places to Live in Bergen County here
Bergen County, NJ
Bergen County, New Jersey, has a population of 953,243 and is considered one of the best places to live in the state. Most residents own their homes, and the area offers many bars, restaurants, coffee shops, and parks. It attracts young professionals, with residents generally leaning liberal. The public schools in Bergen County are highly rated.
Tenafly, NJ
Tenafly, a suburb of New York City in Bergen County with a population of 15,299, is one of the best places to live in New Jersey. Most residents own their homes and enjoy a suburban feel with numerous restaurants, coffee shops, and parks. The town attracts families, and residents generally hold moderate political views. Tenafly’s public schools are highly rated.
Oradell, NJ
Oradell, a New York City suburb in Bergen County with a population of 8,208, is considered one of the best places to live in New Jersey. Residents enjoy a suburban feel, with most owning their homes. The town has plenty of coffee shops and parks and is popular among retirees. Oradell residents generally lean conservative, and the public schools are highly rated.
Hawthorne, NJ
Hawthorne, a suburb of New York City in Passaic County with a population of 19,456, offers a dense suburban feel with many restaurants, coffee shops, and parks. It attracts families and young professionals, with residents generally leaning liberal. The public schools are rated above average.
Demarest, NJ
Demarest, a New York City suburb in Bergen County with a population of 4,930, is considered one of the best places to live in New Jersey. It has a rural atmosphere, with most residents owning their homes. The community generally holds moderate political views, and the public schools are highly rated.
Closter, NJ
Closter, a New York City suburb in Bergen County with a population of 8,555, is highly rated as a place to live in New Jersey. It provides a rural feel, and most residents own their homes. The community tends toward moderate political views, and the public schools are highly rated.
Montvale, NJ
Montvale, a New York City suburb in Bergen County with a population of 8,413, is known as one of New Jersey’s top places to live. It offers a sparse suburban atmosphere, with most residents owning their homes. The area attracts many young professionals, and the community generally leans conservative. Montvale’s public schools are highly rated.
Upper Saddle River, NJ
Upper Saddle River, a New York City suburb in Bergen County with a population of 8,313, is highly rated as a place to live in New Jersey. It offers a rural feel, with most residents owning their homes and enjoying the town’s numerous parks. Residents tend to hold moderate political views, and the public schools are highly rated.
Woodcliff Lake, NJ
Woodcliff Lake, a New York City suburb in Bergen County with a population of 6,096, is highly regarded as a place to live in New Jersey. It provides a sparse suburban feel, with most residents owning their homes and enjoying many coffee shops and parks. The community leans conservative, and the public schools are highly rated.
Real Estate Insights, Home Tips & More
Bergen County vs Passaic County Real Estate Market Update (December Year-End)
Is the Northern New Jersey Housing Market Shifting? A Local Look at Bergen County and Passaic County
As we close out the year, one question keeps coming up for buyers and sellers across Northern New Jersey real estate:
Is the market still competitive, or is it finally starting to shift?
The honest answer is simple — it depends on where you’re looking.
Two neighboring markets, Bergen County and Passaic County, are telling very different real estate stories right now. Understanding those differences is critical if you’re thinking about buying or selling in 2025.
Let’s break down what’s actually happening on the ground.
Bergen County Real Estate Market: High-End, High Expectations
Bergen County remains one of the most premium real estate markets in Northern New Jersey. Home prices are still strong, and in many towns, million-dollar homes are no longer the exception — they’re becoming the norm.
While inventory remains tight, it has improved compared to the frenzy of previous years. That shift has changed how homes are selling.
What This Means for Bergen County Sellers
Homes are selling, but pricing matters more than ever. We’re seeing fewer automatic bidding wars and slightly longer days on market, especially when homes are overpriced or need updating. Buyers are more selective and expectations are higher.
The homes performing best right now are well-located, properly priced, and positioned correctly for today’s buyers.
What This Means for Bergen County Buyers
Buyers do have a bit more breathing room than in recent years, but Bergen County is still a high-demand, high-expectation market. Preparation, strategy, and local knowledge remain essential.
Passaic County Real Estate Market: Opportunity and Flexibility
Passaic County is where opportunity truly stands out right now.
Compared to Bergen County, Passaic offers more attainable price points. Median home prices are generally in the mid-$600s, depending on the town. Values are still rising, but buyers are seeing more inventory and more room to negotiate.
Homes are spending a little more time on the market, signaling a market that is competitive — but not overheated.
Why Buyers Are Turning to Passaic County
For buyers who feel priced out of Bergen County, Passaic has become a very real alternative, especially for those seeking transit access, strong rental demand, and long-term upside. This market rewards buyers who understand value and potential.
What Passaic County Sellers Should Know
The opportunity for sellers is still there, but success depends heavily on pricing, presentation, and understanding what today’s buyers are willing to pay for.
The Big Takeaway: Northern New Jersey Is No Longer a One-Speed Market
National headlines don’t tell the full story in Northern New Jersey.
Bergen County remains high-demand, high-price, and high-expectation. Passaic County offers more flexibility, more opportunity, and more leverage for buyers.
Mortgage rates, inventory levels, and buyer behavior are pushing the region toward a more balanced market — but real estate here remains hyper-local. Two towns just five minutes apart can feel like completely different markets.
Why Local Strategy Matters More Than Ever
If you’re buying or selling in Bergen County or Passaic County, relying on national real estate headlines can be misleading.
For Sellers: The Value Up Method
This approach focuses on knowing which improvements actually matter, what buyers are paying for, and how to position a home to extract the highest possible value without over-improving or guessing.
For Buyers: The Buyer Upside Method
This strategy is about identifying opportunity pricing, spotting inefficiencies, and finding homes with real upside — so you’re not just buying a house, you’re buying future value.
In a shifting market, winners aren’t guessing. They’re making informed moves.
Thinking About Buying or Selling in Bergen or Passaic County?
If you want a strategy built around your goals, your timeline, and your street — not generic market noise — feel free to reach out or drop a question below.
I’m happy to show you what opportunity looks like in today’s Northern New Jersey real estate market and, more importantly, what it looks like where you live.
Wishing you a wonderful holiday season, and I’ll see you in the new year.
