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For Northern NJ | January, 2026
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Is the Bergen County Real Estate Market Shifting in 2025? A Local Market Update
What’s Really Happening in the Bergen County Housing Market Right Now?
If you’re a homeowner, buyer, or seller in Bergen County, New Jersey, you’ve probably been asking the same question we hear every day: Is the Bergen County housing market finally turning, or is it just shifting?
The short answer: the market is not weak — it’s becoming more intentional.
Below is a clear breakdown of what’s actually happening in the Bergen County real estate market, based on year-over-year data, buyer behavior, and current inventory trends.
Bergen County Housing Market Overview: Not Weak, Just More Intentional
When we compare this year to last year in Bergen County real estate, we see a market that is still moving — just differently than during the frenzy of prior years.
Home values are still rising across Bergen County
Inventory remains limited
Seller leverage is still present
Buyers are doing more due diligence, not panic buying
This shift toward intentional decision-making is healthy and sustainable, not a sign of decline.
Days on Market in Bergen County: What 34 Days Really Means
One of the biggest concerns people have is that homes are taking slightly longer to sell.
Average days on market: 34 days
Last year: 30 days
While that sounds like a big change, historically 34 days is still extremely low.
More time on the market does not equal less demand.
Instead, it tells us:
Buyers are slowing down just enough to evaluate value
They want some control back in the transaction
Demand still exceeds supply in many Bergen County towns
This is far from a sluggish market.
Buyer Behavior in Bergen County Has Changed — and That Matters
Buyers in today’s Bergen County housing market are more informed and more cautious.
No more panic buying
Less tolerance for overpricing
Homes that are overpriced are being corrected faster
Price reductions are more common — and more efficient
This is the market naturally correcting unrealistic expectations, not collapsing.
The “Triple Factor” Sellers Must Get Right in Bergen County Real Estate
Pricing alone is no longer enough to create momentum.
In today’s Bergen County real estate market, sellers must focus on what we call the Triple Factor:
Condition
Location
Pricing Strategy
Buyers are scrutinizing homes more closely due to affordability fatigue.
Homes that show well, are priced correctly, and align with buyer expectations are still winning — often with multiple offers.
Are Homes Still Selling Over Asking Price in Bergen County?
Yes — but only the right homes.
Data shows:
Average list-to-sale price ratio: ~103%
This means many homes are still selling above asking price
This trend remains strong into 2025
Over-ask sales happen when:
Pricing reflects true market value
Condition and location meet buyer expectations
Strategy replaces guesswork
Bidding wars haven’t disappeared — they’ve become more selective.
Why Town-Specific Data Matters in Bergen County
One of the most important takeaways for buyers and sellers is that Bergen County is not one market.
Each town behaves differently based on:
School districts
Inventory levels
Price points
Buyer demand
If the right home hits the market in the right town, it often follows that town’s specific pattern — not the county average.
Bergen County Home Sales & Transaction Volume Trends
Looking at unit sales helps confirm overall market health.
2024 homes sold: 4,526
2025 year-to-date homes sold: 4,536
Nearly identical volume year over year
Pending homes in 2025 are already higher, indicating:
Continued buyer activity
Strong forward momentum
New listings remain relatively flat, which keeps the market constrained but healthy.
Bergen County Real Estate Forecast: What’s Ahead
Looking ahead:
Mortgage rates will play a major role in freeing up inventory
More listings could mean 5–10% more homes sold
Demand from NYC buyers and local renters remains strong
Bergen County continues to be a prime location, and long-term demand is not going away.
What This Means for Bergen County Buyers and Sellers
Sellers: Strategy matters more than timing
Buyers: The right home will still require decisive action
Everyone: Market intelligence beats wishful thinking
Winning today requires understanding your specific town, not just the headlines.
Thinking of Buying or Selling in Bergen County? Strategy Matters
If you’re considering buying or selling in Bergen County, NJ, now is the time to understand your local market deeply and create a clear plan.
A strategy session can help you:
Price correctly
Understand buyer behavior
Compete effectively
Avoid costly mistakes
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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
Is the Bergen County Real Estate Market Shifting in 2025? A Local Market Update
What’s Really Happening in the Bergen County Housing Market Right Now?
If you’re a homeowner, buyer, or seller in Bergen County, New Jersey, you’ve probably been asking the same question we hear every day: Is the Bergen County housing market finally turning, or is it just shifting?
The short answer: the market is not weak — it’s becoming more intentional.
Below is a clear breakdown of what’s actually happening in the Bergen County real estate market, based on year-over-year data, buyer behavior, and current inventory trends.
Bergen County Housing Market Overview: Not Weak, Just More Intentional
When we compare this year to last year in Bergen County real estate, we see a market that is still moving — just differently than during the frenzy of prior years.
Home values are still rising across Bergen County
Inventory remains limited
Seller leverage is still present
Buyers are doing more due diligence, not panic buying
This shift toward intentional decision-making is healthy and sustainable, not a sign of decline.
Days on Market in Bergen County: What 34 Days Really Means
One of the biggest concerns people have is that homes are taking slightly longer to sell.
Average days on market: 34 days
Last year: 30 days
While that sounds like a big change, historically 34 days is still extremely low.
More time on the market does not equal less demand.
Instead, it tells us:
Buyers are slowing down just enough to evaluate value
They want some control back in the transaction
Demand still exceeds supply in many Bergen County towns
This is far from a sluggish market.
Buyer Behavior in Bergen County Has Changed — and That Matters
Buyers in today’s Bergen County housing market are more informed and more cautious.
No more panic buying
Less tolerance for overpricing
Homes that are overpriced are being corrected faster
Price reductions are more common — and more efficient
This is the market naturally correcting unrealistic expectations, not collapsing.
The “Triple Factor” Sellers Must Get Right in Bergen County Real Estate
Pricing alone is no longer enough to create momentum.
In today’s Bergen County real estate market, sellers must focus on what we call the Triple Factor:
Condition
Location
Pricing Strategy
Buyers are scrutinizing homes more closely due to affordability fatigue.
Homes that show well, are priced correctly, and align with buyer expectations are still winning — often with multiple offers.
Are Homes Still Selling Over Asking Price in Bergen County?
Yes — but only the right homes.
Data shows:
Average list-to-sale price ratio: ~103%
This means many homes are still selling above asking price
This trend remains strong into 2025
Over-ask sales happen when:
Pricing reflects true market value
Condition and location meet buyer expectations
Strategy replaces guesswork
Bidding wars haven’t disappeared — they’ve become more selective.
Why Town-Specific Data Matters in Bergen County
One of the most important takeaways for buyers and sellers is that Bergen County is not one market.
Each town behaves differently based on:
School districts
Inventory levels
Price points
Buyer demand
If the right home hits the market in the right town, it often follows that town’s specific pattern — not the county average.
Bergen County Home Sales & Transaction Volume Trends
Looking at unit sales helps confirm overall market health.
2024 homes sold: 4,526
2025 year-to-date homes sold: 4,536
Nearly identical volume year over year
Pending homes in 2025 are already higher, indicating:
Continued buyer activity
Strong forward momentum
New listings remain relatively flat, which keeps the market constrained but healthy.
Bergen County Real Estate Forecast: What’s Ahead
Looking ahead:
Mortgage rates will play a major role in freeing up inventory
More listings could mean 5–10% more homes sold
Demand from NYC buyers and local renters remains strong
Bergen County continues to be a prime location, and long-term demand is not going away.
What This Means for Bergen County Buyers and Sellers
Sellers: Strategy matters more than timing
Buyers: The right home will still require decisive action
Everyone: Market intelligence beats wishful thinking
Winning today requires understanding your specific town, not just the headlines.
Thinking of Buying or Selling in Bergen County? Strategy Matters
If you’re considering buying or selling in Bergen County, NJ, now is the time to understand your local market deeply and create a clear plan.
A strategy session can help you:
Price correctly
Understand buyer behavior
Compete effectively
Avoid costly mistakes
