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For Northern NJ | December, 2025
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October 2025 Tenafly Real Estate Market Update: A Closer Look at Trends, Pricing & Buyer Behavior
Tenafly Market Trends Explained – Prices, Buyer Behavior & More
Tenafly Real Estate Market Update, breaking down what’s really happening in our local housing market and what it means for buyers, sellers, and homeowners.
Whether you're preparing to sell, thinking about buying, or simply staying informed, understanding the direction of the market helps you make smarter decisions. So let’s dive right into the numbers, trends, and insights shaping Tenafly today.
A Recession in Housing Units
We’re seeing what can best be described as a recession in housing units — not in pricing, but in activity and movement.
Year-over-Year (2024 → 2025):
Sold Units: Down from 124 → 107
Under Contract Units: Down from 133 → 102
New Listings: Also trending lower
This combination tells a clear story:
📉 Fewer homes are being sold
📉 Fewer homes are going under contract
📉 Fewer new listings are hitting the market
This reduced supply means we’ll continue to feel the impact over the next several months. Even if more homes begin to list now, it typically takes about 90 days for the market to reflect that through under-contract and sold data.
Despite lower inventory, I’ve personally had a very busy few weeks with seven listing appointments — a sign that many homeowners are preparing but still planning to wait until early spring. Just a reminder: in real estate, spring starts in January and February, not April or May!
Pricing: Still Rising and Staying Strong
Even with fewer units, pricing remains incredibly steady and even rising.
Average List Price
2024: $1.816M
2025: $1.918M
Median Sold Price
2024: $1.595M
2025: $1.625M
If list prices go up but sold prices go down, that typically signals buyers gaining leverage. However, that’s not what we’re seeing. Both list and sold prices are climbing, meaning demand is still strong.
Buyer Behavior: Demand Continues to Outpace Supply
One of the best indicators of buyer activity is the list-to-sold price ratio, which shows how close the final sale price is to the asking price.
List-to-Sold Ratio
Last year: 100.43%
This year: ~102%
This upward trend tells us buyers are still willing to pay above asking in many cases. Supply remains too low for demand — even with affordability challenges caused by rising prices.
The only buyer-friendly metric right now is:
Days on Market
Up from 36 → 49 days
This slight increase offers buyers a bit more breathing room, though the market is still competitive.
We’re also seeing more homes temporarily pulled off the market if the pricing isn’t aligned, then relisted to reset days on market — a common strategy used to boost visibility.
What Does This Mean for You?
If You're a Seller:
You’re in a great position. Prices are high, demand is steady, and competition is limited. Listing earlier in “spring” gives you an edge — which in real estate means January/February.
If You’re a Buyer:
It’s still tough. Limited inventory and rising prices continue to challenge first-time buyers and renters trying to enter the market. But increasing days on market and potential new listings in early spring may offer opportunities.
If You're a Trade-Up Buyer:
This is actually your moment!
You can leverage your current home’s equity while moving up into your next property. Fun fact: 35%+ of Tenafly homes sold go to people already living here.
Join Us: Cars, Courts & Community Event
Mark your calendars!
📅 Saturday, November 22 - 11:00AM to 2:00PM
📍 Padel United Sports Club
We’re hosting Cars, Courts & Community, a fun community event and food drive supporting the Center for Food Action.
Expect:
🚗 Classic & vintage cars courtesy of Vantage Auto
🎾 Padel light trials + demos
🍕 Delicious local sponsors like Fort Lee Pizza, Brownstone, and Gotta Guy
🎉 Giveaways, goodie bags, and FREE pies!
Please bring non-perishable food items to help support families in need this season.
More details will be shared soon stay tuned!
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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
October 2025 Tenafly Real Estate Market Update: A Closer Look at Trends, Pricing & Buyer Behavior
Tenafly Market Trends Explained – Prices, Buyer Behavior & More
Tenafly Real Estate Market Update, breaking down what’s really happening in our local housing market and what it means for buyers, sellers, and homeowners.
Whether you're preparing to sell, thinking about buying, or simply staying informed, understanding the direction of the market helps you make smarter decisions. So let’s dive right into the numbers, trends, and insights shaping Tenafly today.
A Recession in Housing Units
We’re seeing what can best be described as a recession in housing units — not in pricing, but in activity and movement.
Year-over-Year (2024 → 2025):
Sold Units: Down from 124 → 107
Under Contract Units: Down from 133 → 102
New Listings: Also trending lower
This combination tells a clear story:
📉 Fewer homes are being sold
📉 Fewer homes are going under contract
📉 Fewer new listings are hitting the market
This reduced supply means we’ll continue to feel the impact over the next several months. Even if more homes begin to list now, it typically takes about 90 days for the market to reflect that through under-contract and sold data.
Despite lower inventory, I’ve personally had a very busy few weeks with seven listing appointments — a sign that many homeowners are preparing but still planning to wait until early spring. Just a reminder: in real estate, spring starts in January and February, not April or May!
Pricing: Still Rising and Staying Strong
Even with fewer units, pricing remains incredibly steady and even rising.
Average List Price
2024: $1.816M
2025: $1.918M
Median Sold Price
2024: $1.595M
2025: $1.625M
If list prices go up but sold prices go down, that typically signals buyers gaining leverage. However, that’s not what we’re seeing. Both list and sold prices are climbing, meaning demand is still strong.
Buyer Behavior: Demand Continues to Outpace Supply
One of the best indicators of buyer activity is the list-to-sold price ratio, which shows how close the final sale price is to the asking price.
List-to-Sold Ratio
Last year: 100.43%
This year: ~102%
This upward trend tells us buyers are still willing to pay above asking in many cases. Supply remains too low for demand — even with affordability challenges caused by rising prices.
The only buyer-friendly metric right now is:
Days on Market
Up from 36 → 49 days
This slight increase offers buyers a bit more breathing room, though the market is still competitive.
We’re also seeing more homes temporarily pulled off the market if the pricing isn’t aligned, then relisted to reset days on market — a common strategy used to boost visibility.
What Does This Mean for You?
If You're a Seller:
You’re in a great position. Prices are high, demand is steady, and competition is limited. Listing earlier in “spring” gives you an edge — which in real estate means January/February.
If You’re a Buyer:
It’s still tough. Limited inventory and rising prices continue to challenge first-time buyers and renters trying to enter the market. But increasing days on market and potential new listings in early spring may offer opportunities.
If You're a Trade-Up Buyer:
This is actually your moment!
You can leverage your current home’s equity while moving up into your next property. Fun fact: 35%+ of Tenafly homes sold go to people already living here.
Join Us: Cars, Courts & Community Event
Mark your calendars!
📅 Saturday, November 22 - 11:00AM to 2:00PM
📍 Padel United Sports Club
We’re hosting Cars, Courts & Community, a fun community event and food drive supporting the Center for Food Action.
Expect:
🚗 Classic & vintage cars courtesy of Vantage Auto
🎾 Padel light trials + demos
🍕 Delicious local sponsors like Fort Lee Pizza, Brownstone, and Gotta Guy
🎉 Giveaways, goodie bags, and FREE pies!
Please bring non-perishable food items to help support families in need this season.
More details will be shared soon stay tuned!
