What Is the Bergen County Housing Market Doing Right Now? A September 2026 Update

If you have been following the Northern New Jersey market, the headline has barely changed all year: prices keep climbing while inventory stays painfully tight. But the data just released for June and July 2026 gives us a clearer, more honest picture of where Bergen County stands heading into September. Here is what buyers and sellers actually need to know right now.

The Big Number: Median Prices Near $950,000

Bergen County is the most expensive major market in New Jersey, and the numbers confirm it. According to NJ REALTORS and Greater Bergen Realtors data, the median single-family sale price reached roughly $950,000 in July 2026, up about 8.5% year-over-year, on roughly 620 closed sales, up about 13.6 percent from a year earlier. Redfin's rolling measure through June put the overall median sale price at about $873,000, up 8.4% from a year earlier.

For context, the median list price across all property types was about $799,000 in June and $796,500 in July. The gap between list and sale prices tells you how competitive it is: average sale prices have been running at roughly 105.5% of list, meaning buyers are consistently paying above asking.

Price per square foot sits near $469, and townhouse and condo values held around a $541,000 median in June. For a full breakdown of what these figures mean for your budget, see our Bergen County affordability guide.

Inventory Is Still the Bottleneck

The defining pressure point in Bergen County remains low supply. The finalized July NJ REALTORS figures show about 1,120 single-family homes for sale, which works out to roughly 2.6 months of supply, up only slightly from the 2.5 months recorded in June. A balanced market needs about six months, so Bergen County remains firmly in seller's territory.

That scarcity is a double-edged sword. Sellers enjoy strong pricing power, but buyers face the frustration of few choices and fast-moving competition. The July data shows why pace matters: homes are selling at roughly 104.6 percent of list price in a median of about 26 days. If you are a buyer, the practical advice is simple: get pre-approved before you start touring, and be ready to act when the right home appears.

Days on Market: Fast for What's Priced Right

Redfin reports a median of about 68 days on market across the county, slightly faster than a year earlier. But that countywide average flattens a lot of variation. Well-priced single-family homes in desirable towns frequently go under contract in under 40 days, often with multiple offers.

The takeaway for sellers is the same one I have given for years: pricing matters more than almost anything else. Homes priced correctly from day one sell quickly and attract real competition. Overpriced listings sit, grow stale, and ultimately sell for less. For a deeper look at the timeline, our guide to how long it takes to sell a home in Bergen County breaks it down by season and price point.

Sell vs. Condo Segments Are Moving Differently

One detail worth noting: single-family closed sales rose about 10.7% to 538 in June, while townhouse and condo closed sales slipped about 3.1% to 188. The single-family segment is clearly leading the market.

That does not mean condos are a bad play, especially for buyers who have been priced out of single-family homes in premium towns. There is relative value in the Fort Lee and Edgewater condo markets, and in parts of Hudson County's Gold Coast. Our recent August market update covered the condo stabilization in more detail.

What This Means for Buyers

• Get your financing locked down. With homes selling above list and under 40 days in many towns, a pre-approval is non-negotiable.
• Consider the full cost, not just the price. Property taxes and commute costs vary sharply by town and can change the real picture.
• Look beyond the most competitive towns. Teaneck, Cliffside Park, and Palisades Park often offer better value than Tenafly or Englewood Cliffs while still delivering strong commute and community options.

What This Means for Sellers

• The timing is favorable. With 2.5 months of supply and strong pricing power, conditions still favor sellers.
• Price accurately from day one. Well-priced homes spark competition; overpriced ones sit and erode buyer confidence.
• Prepare your home. Buyers are paying premium prices and expect move-in-ready condition. Clean, staged, well-photographed homes win in this market.
• Plan your next step. If you are selling and moving on to Florida or another market, coordinate the timing of both sides of your move.

The Bottom Line for September 2026

Bergen County's market remains competitive, expensive, and supply-constrained. Real estate is still a strong seller's market, but buyers who are organized and know where to look can find opportunity, especially in the condo segment and in value towns.

On the financing side, the September 17 Freddie Mac Primary Mortgage Market Survey put the 30-year fixed-rate mortgage at 6.95 percent, up from 6.76 percent the prior week and 6.26 percent a year earlier, with the 15-year fixed averaging 6.26 percent. Borrowing costs are sitting near a one-year high, and the practical advice has not changed: lock when you find the home and the terms that work rather than waiting for a dramatic break lower.

As a REALTOR licensed since 1993 across Bergen and Hudson Counties, I track these numbers daily, and the countywide averages only tell part of the story. If you would like an honest read on what this data means for your specific situation, I am here to help.