What to Watch Right Now
The key data releases, market developments, and local events shaping Northern NJ real estate strategy — updated as things move.
Last updated: August 7, 2026 — PMMS at 6.69%, The R&B Tour at MetLife tonight! Fort Lee Artisan Night Market and NJ Wine Festival this weekend.
Eight developments worth tracking right now — whether you're selling in Bergen County, buying in South Florida, or timing a NJ-to-FL move. Here's the short version on each.
Market Update — August 7, 2026
Latest1. Freddie Mac PMMS — 30-Year Fixed at 6.69%
Freddie Mac's Primary Mortgage Market Survey released yesterday, Thursday August 6, showed the 30-year fixed-rate mortgage averaging 6.69%, up from 6.66% the prior week. The 15-year fixed stands at 5.90-5.98% depending on the lender. Bankrate data for New Jersey shows purchase rates around 6.69% (6.84% APR) and refinance rates around 6.88-7.02% as of early August. Rates continue to hold in the mid-to-upper six-percent range. For Bergen and Hudson County buyers, the message remains consistent: locking now locks in predictability; floating for a potential dip carries real risk in the current rate environment. For sellers, this rate level keeps the pool of qualified buyers narrower than it would be at lower rates, making accurate pricing from day one essential.
2. This Weekend: Event Calendar August 7-9
The August event calendar keeps delivering this weekend. Tonight, Friday August 7: The R&B Tour with Usher and Chris Brown at MetLife Stadium in East Rutherford (8 p.m.) — a massive concert event drawing tens of thousands. Also tonight: Summer Sounds at the Commons in Fort Lee (6-8:30 p.m., free outdoor concert), UB40 featuring Ali Campbell at bergenPAC in Englewood (8 p.m.), and a free outdoor screening of 'The SpongeBob Movie: Search for the SquarePants' at Van Saun County Park in Paramus (8:30 p.m.). Saturday August 8: The Fort Lee Artisan Night Market (4-9 p.m. at Fort Lee Commons) with local artisans, handcrafted goods, food vendors, and live entertainment. The New Jersey Wine Festival at Demarest Farms in Hillsdale runs Saturday-Sunday (ages 21+). La Festa Italiana in Jersey City continues through Sunday at Holy Rosary Church. Saint Rocco's Feast in Fort Lee continues through Sunday, and Saint Rocco's Feast in Glen Rock runs through Tuesday August 11. Sunday August 9: Coffee + Birds event in Franklin Lakes. Farmers markets across Bergen and Hudson Counties remain at peak season with the best local produce of the year.
3. Bergen County Market — Fresh Snapshot with 2,103 Active Listings
New data from Elevate Realty NJ and the Greater Bergen REALTORS association provides the clearest picture yet of the summer market. As of August 1, 2026, Bergen County has 2,103 active listings — up significantly from earlier in the year. The median sale price for all property types hovers around $788,000, with single-family homes (June 2026 data from NJ REALTORS) reaching approximately $822,000, up 9.8% year-over-year. The condo and townhome segment shows a median sale price of $575,000, up 3.1% year-over-year. Months-of-supply remains at 1.4-1.7 months — firmly in seller's market territory. New single-family listings were up 8.3% year-over-year, and closed sales rose 13.0%, indicating that well-priced homes continue to attract strong buyer demand. The takeaway: inventory is improving meaningfully, but demand remains robust enough to keep the market competitive.
4. New Restaurant Openings to Try This Weekend
Several new dining options have opened across Bergen County in recent weeks. The Cove By Blu — a new waterfront restaurant from the team behind Blu on the Hudson — has been announced for Edgewater at 115 River Road, adding another destination dining option to the Gold Coast waterfront. Bear Donut has opened at 55 N. Dean Street in Englewood, offering fresh doughnuts, coffee, and matcha tea — a welcome addition to Englewood's thriving cafe scene. Uncle Al's Sourdough Pizza is now open at 19 Route 5 in Edgewater, bringing artisanal sourdough pizza to the waterfront corridor. Bean and Crumb Cafe has opened in Bogota with coffee, pastries, and specialty drinks. In Fort Lee, Sikgam (new Korean restaurant) and Cap't Loui (Cajun seafood boil at 210 Main Street) continue to draw diners. And in Teaneck, Pub 178 (Irish pub and sports bar) has been drawing a steady local crowd since opening earlier this year.
5. Florida Amendment 3 — Still No Ruling
No ruling has been issued yet from Judge Angela Dempsey on the Florida Amendment 3 ballot language challenge. The hearing concluded July 29 in Leon County Circuit Court, with both sides asking the judge to decide the case without a trial. State economists project $5B in local revenue losses in 2027 and $10.75B by 2031 if the measure passes. The potential expansion of the homestead exemption to $250,000 remains the single most significant financial incentive on the table for NJ homeowners considering a Florida move, and the clock toward the January 1, 2027 residency deadline keeps ticking. I will update the moment the decision comes in.
Scott Selleck's Take
Rates ticked up to 6.69% this week — a small move but one worth noting. For buyers, the window for locking in the mid-six-percent range is still open, but it's not getting wider. The inventory picture continues to improve: 2,103 active listings in Bergen County as of August 1 is the most we have seen in years. That gives buyers more choices and sellers more competition — a healthy market that rewards preparation on both sides. This weekend is one of the best of the summer: The R&B Tour at MetLife tonight with Usher and Chris Brown, the Fort Lee Artisan Night Market on Saturday, and Italian feasts running across three towns. The festivals and events that make Northern NJ special are in full swing. If you are thinking about buying, selling, or relocating, the data is moving in your favor for informed planning. Book Your Free Discovery Call and let's walk through your numbers.
Market Update — August 5, 2026
This Week1. La Festa Italiana & Saint Rocco's Feast Continue Through Sunday
Two major Italian street festivals launched Wednesday August 5 and continue through their final weekend. La Festa Italiana in Jersey City celebrates its 124th year at Holy Rosary Church on 6th Street, running through Sunday August 9 with live entertainment, authentic Italian foods, and one of the city's most beloved traditions. Saint Rocco's Feast in Fort Lee runs August 5-9 for its 97th annual edition, packing Main Street with Italian food, carnival games, live music, and fireworks. And Saint Rocco's Feast in Glen Rock runs August 7-11. This weekend is the final stretch for all three — there is no better way to experience the heart of these communities than at a street festival in full swing.
2. This Week's Full Event Calendar
The August calendar is packed. Beyond the Italian feasts: Fort Lee Summer Sounds at the Commons is Friday, August 7 (6-8:30 p.m., free). Fort Lee Artisan Night Market is Saturday, August 8 (4-9 p.m.) with local artisans, handcrafted goods, and live entertainment. New Jersey Wine Festival at Demarest Farms runs August 8-9 (ages 21+). Hoboken Sinatra Sing-Off is August 13 at Sinatra Park. Jersey City Puerto Rican Parade & Festival runs August 15-16 (66th annual). Summer BlockFest in Hoboken is August 22. Jersey City Pride Festival is August 22. Saborland Food Festival at American Dream runs August 28-30. Farmers markets across both counties remain at peak season with the best local produce of the year.
3. Freddie Mac PMMS — 30-Year Fixed at 6.62%
Freddie Mac's Primary Mortgage Market Survey released Thursday, July 30 showed the 30-year fixed-rate mortgage at 6.66%, with subsequent purchase rates inching to 6.62-6.93% depending on the lender. The 15-year fixed now stands at 5.87-5.98%. Bankrate data for New Jersey shows purchase rates around 6.62% (6.84% APR) and refinance rates around 6.88-7.02% as of early August. Rates are holding in the mid-to-upper six-percent range. For Bergen and Hudson County buyers, the message is consistent: locking now locks in predictability; floating for a potential dip carries real risk in the current environment. For sellers, this rate level keeps the pool of qualified buyers narrower than it would be at 5.5%, making accurate pricing from day one essential.
4. Bergen County Market — Fresh August Snapshot
The latest data shows Bergen County's median sale price holding around $788,000 for all property types (up 4.7% year-over-year), with single-family homes tracking higher at approximately $835,000-851,000 depending on the dataset. Median price per square foot is $458 (up 6.9%). Active inventory sits at approximately 1,550-1,720 listings — up 7-17% year-over-year but still roughly 22% below pre-pandemic 2019 levels. Months-of-supply remains at 1.4-1.7 months, firmly in seller's market territory. Homes sell in an average of 63 days (three-month rolling), with well-priced properties in desirable towns moving in 30-45 days. Seller concessions are present in approximately 42% of recent transactions, up from 31% a year earlier — a quiet shift worth noting for both buyers and sellers.
5. Fort Lee Dining Scene — New Openings to Try
Fort Lee's restaurant scene continues to grow. Wonder (2036 Hudson St) opened in early 2026, a delivery-first food hall concept featuring menus from top chefs including Bobby Flay and Jose Andres. Seoul Cream (112 Linwood Ave) is a new Korean bakery and cafe worth a visit. In Leonia, Snackstop opened at the corner of Broad Avenue and Fort Lee Road serving breakfast and sandwiches — a welcome addition to the local dining scene. In Hoboken, Nana's Dumpling + Dim Sum (38 Jackson St) opened in the Southend Lofts, the first New Jersey location for this Colorado-based dumpling shop. KiKi Lu Gelato (1500 Hudson St) serves authentic Italian-style gelato made fresh daily — perfect after a walk along the Hoboken waterfront. In Jersey City, Rosie's (246 Grove St) is a new diner concept expected to open soon, and Jane's Matcha debuted in Jersey City Heights with a tearoom featuring handmade ceramics and premium matcha.
6. Florida Amendment 3 — Still No Ruling
No ruling has been issued yet from Judge Angela Dempsey on the Florida Amendment 3 ballot language challenge. The hearing concluded July 29 in Leon County Circuit Court, with both sides asking the judge to decide the case without a trial. State economists project $5B in local revenue losses in 2027 and $10.75B by 2031 if the measure passes. The potential expansion of the homestead exemption to $250,000 remains the single most significant financial incentive on the table for NJ homeowners considering a Florida move, and the clock toward the January 1, 2027 residency deadline keeps ticking. I will update the moment the decision comes in.
Scott Selleck's Take
Today is the kind of day that reminds me why I love Northern NJ. La Festa Italiana in Jersey City and Saint Rocco's Feast in Fort Lee both kick off tonight — two communities coming together for food, music, and tradition that spans generations. The Japanese Food Festival at Overpeck last weekend was a resounding success, and this week we have three Italian street festivals running at once. This is the fabric of these communities. On the market side, rates are holding in the mid-six-percent range at 6.62%, inventory is improving but still tight, and the Florida Amendment 3 ruling is still pending. If you are thinking about buying, selling, or relocating, the data is moving in your favor for informed planning. Book Your Free Discovery Call and let's walk through your numbers.
Market Update — August 3, 2026
Recent1. Weekend Wrap-Up — Japanese Food Festival & Filipino Street Food Festival
The Japanese Food Festival at Overpeck County Park on Saturday, August 1 was a resounding success, bringing thousands of visitors to Leonia for Japanese street food, Taiko drumming, samurai sword demonstrations, Bon Odori dancing, and family activities. One of the most distinctive cultural events on the Bergen County calendar lived up to its reputation in year two. Sunday, August 2 brought the St. John's Filipino Street Food Festival to Leonia's Peter Kramer Hall, a wonderful community celebration of Filipino culture through food. Both events showcased the incredible cultural diversity that makes Bergen County such a special place to live.
2. This Week's Events — Festival Season Continues
The August festival calendar remains packed. La Festa Italiana in Jersey City (124th year!) runs Wednesday August 5 through Sunday August 9 at Holy Rosary Church on 6th Street — live entertainment, authentic Italian foods, and one of the city's most beloved traditions. Saint Rocco's Feast in Fort Lee runs August 5–9 (97th annual) with Italian food, music, games, and fireworks. Saint Rocco's Feast in Glen Rock runs August 7–11. Fort Lee's Summer Sounds at the Commons is Friday, August 7, 6–8:30 p.m. — free outdoor concert at Fort Lee Commons Park. The Fort Lee Artisan Night Market is Saturday, August 8, 4–9 p.m. with local artisans, handcrafted goods, food, and live entertainment. New Jersey Wine Festival at Demarest Farms in Hillsdale runs Saturday–Sunday, August 8–9 (ages 21+). And the Bergen County Zoo has Gray Wolves camp and Jr. Zookeepers camp running through August 7.
3. Freddie Mac PMMS — 30-Year Fixed at 6.66%
Freddie Mac's Primary Mortgage Market Survey confirmed the 30-year fixed-rate mortgage at 6.66% for the week ending July 30, with purchase rates inching toward 6.93% per U.S. News data and refinance rates around 6.88–7.02% depending on the lender. The 15-year fixed stands at 5.87%. Rates are holding in the mid-to-upper six-percent range where they have settled through late July and early August. For Bergen and Hudson County buyers, the message is consistent: if you are well-qualified, locking now locks in predictability; floating for a potential dip carries real risk in the current environment. For sellers, this rate level keeps the pool of qualified buyers narrower than it would be at 5.5% — making accurate pricing from day one essential.
4. Bergen County Mid-Summer Market Snapshot
The latest Redfin data (three months ending May 2026) shows Bergen County's median sale price holding around $788,000 (up 4.7% year-over-year) with a median price per square foot of $458 (up 6.9% annually). Active inventory sits at approximately 1,720 listings — roughly 1.6 months of supply, firmly in seller's market territory. Homes sell in an average of 63 days, slightly faster than the 68-day average a year ago. Homes continue to sell at 101–103% of asking price in the most desirable towns. The key takeaway: well-priced, move-in-ready homes in towns like Fort Lee, Ridgewood, Tenafly, and Glen Rock still command premium attention, while overpriced listings sit and collect days on market.
5. Fort Lee Dining Scene — Three New Openings in 2026
Fort Lee's restaurant scene continues to grow. Three notable openings this year: Hanwoori (Korean BBQ, opened March 2026 at 2020 Hudson St, replacing the former Gayeon location) offers modern charcoal-grilled cuisine in an elevated setting. BHC Chicken (Korean fried chicken, opened March 2026 at 240 Main St) is the sixth U.S. location for the global brand — a welcome addition to Fort Lee's already outstanding Korean dining corridor. Auri (all-day cafe and restaurant, opened January 2026 at 2020 Central Rd) serves coffee, meals, and health-focused menu items. Coming soon: Moobongri (soondae soup specialty) and Deli 1 (neighborhood deli). Fort Lee's dining scene keeps getting better — proof that the borough is much more than a commuter town.
6. Florida Amendment 3 — No Ruling Yet
Still no ruling from Judge Angela Dempsey on the Florida Amendment 3 ballot language challenge. The hearing concluded July 29 in Leon County Circuit Court, with both sides asking the judge to decide the case without a trial. State economists project $5B in local revenue losses in 2027 and $10.75B by 2031 if the measure passes. The potential expansion of the homestead exemption to $250,000 remains the single most significant financial incentive on the table for NJ homeowners considering a Florida move, and the clock toward the January 1, 2027 residency deadline keeps ticking. I will update the moment the decision comes in.
Scott Selleck's Take
What a weekend. The Japanese Food Festival at Overpeck was everything I hoped it would be — thousands of people enjoying Taiko drumming, samurai sword demonstrations, and Japanese street food right here in Bergen County. Then Sunday's Filipino Street Food Festival in Leonia showed that our community's cultural diversity runs deeper than most people realize. These are the events that make Northern NJ special, and they remind me why I have called this region home for more than three decades. This week the festival season keeps rolling with La Festa Italiana in Jersey City, Saint Rocco's Feast in Fort Lee and Glen Rock, and the Fort Lee Artisan Night Market. Rates are holding at 6.66%, inventory is improving slightly, and the Florida Amendment 3 ruling is pending. If you are thinking about buying, selling, or relocating, the data is moving in your favor for informed planning. Book Your Free Discovery Call and let's walk through your numbers.
Market Update — July 31, 2026
Previous1. Freddie Mac PMMS — 30-Year Fixed at 6.66%
Freddie Mac's Primary Mortgage Market Survey released Thursday, July 30, showed the 30-year fixed-rate mortgage averaging 6.66%, up from 6.58% the prior week and slightly below the 6.72% average from a year ago. Rates have crept up through July, but remain within the range that keeps well-qualified buyers active. The 15-year fixed stands at 5.87%. For Bergen and Hudson County sellers, the takeaway is clear: well-priced, move-in-ready homes still command premium attention; overpriced listings sit.
2. Bergen County Market — Mid-Summer Snapshot
Bergen County's median sale price now sits at approximately $788,000 (up 4.7% year-over-year), with the median price per square foot at $458 (up 6.9% annually). Inventory has improved from the tight spring market, with 3.7 months of supply for townhomes and condos and a median sale price of $575,000 in that segment. However, months of supply for single-family homes remains under 2 months, firmly in seller's market territory for that segment. Well-priced homes in desirable towns like Fort Lee, Ridgewood, Tenafly, and Glen Rock continue to draw strong buyer interest and move quickly.
3. Weekend Events: August Starts Strong
The August event calendar kicks off this weekend with can't-miss programming across Bergen and Hudson Counties. Saturday August 1: the Japanese Food Festival at Overpeck County Park (11 a.m.–8 p.m.) with Japanese street food, Taiko drumming, Bon Odori dancing, and family activities — one of the most distinctive cultural events on the Bergen County calendar. Also Saturday: Seafood Fest at the Meadowlands Racetrack in East Rutherford (5–11 p.m.) and the Jersey City Night Market II: K-Pop Foodie Fest. Sunday August 2: St. John's Filipino Street Food Festival in Leonia (10:30 a.m.–2 p.m. at Peter Kramer Hall). Looking ahead: Fort Lee's 97th Annual Saint Rocco Feast (Aug 5–9), La Festa Italiana in Jersey City (Aug 5–9), Saint Rocco's Feast in Glen Rock (Aug 7–11), Fort Lee Artisan Night Market (Aug 8), Hoboken Sinatra Sing-Off (Aug 13), Jersey City Puerto Rican Parade & Festival (Aug 15–16), and the Saborland Food Festival at American Dream (Aug 28–30).
4. Florida Amendment 3 — No Ruling Yet
The Florida Amendment 3 hearing concluded July 29 before Judge Angela Dempsey in Leon County Circuit Court. Three consolidated lawsuits were argued, with attorneys contending the ballot title and summary were misleading. Both sides asked the judge to decide the case without a trial. No ruling has been issued yet. State economists project $5B in local revenue losses in 2027 and $10.75B by 2031 if the measure passes. The potential expansion of the homestead exemption to $250,000 remains the most significant financial incentive on the table for NJ homeowners considering a Florida move. I will update the moment a decision comes in.
5. F1: The Movie Screened — Upcoming Fort Lee Events
F1: The Movie screened Thursday, July 30 at the Jack Alter Community Center as part of Fort Lee's Summer Movie Series. Next up in Fort Lee: Summer Sounds at the Commons on August 7 (6–8:30 p.m.), the Artisan Night Market on August 8 (4–9 p.m.), and the 97th Annual Saint Rocco Feast August 5–9 with Italian food, music, games, and fireworks. Farmers markets across Bergen and Hudson Counties remain at peak season with the best local produce of the year.
Scott Selleck's Take
The big news this week is rates ticking up to 6.66% — still manageable for qualified buyers, but it tightens the window for anyone who was floating. If you're buying, locking is the smarter call right now. The Bergen County market data confirms what I'm seeing in the field: well-priced homes in desirable towns are still drawing multiple offers, but the margin for error on pricing is shrinking. If you're planning a NJ-to-FL move, the Amendment 3 ruling is still pending, and the clock is ticking toward the January 1, 2027 residency deadline. This weekend, take advantage of everything Northern NJ has to offer — the Japanese Food Festival at Overpeck is one of the best cultural events of the year, and it's a reminder of why these communities are so special. Whether you're buying, selling, or planning a move, I'd love to help you map out the numbers. Book Your Free Discovery Call and let's talk.
Market Update — July 27, 2026
Previous1. St. Ann's Italian Festival Wraps Up — A Look Back
Hoboken's 116th annual St. Ann's Italian Festival wrapped up Sunday July 26, capping five days of live music, carnival rides, zeppoles, and Italian pastries on Jefferson Street. Thousands of visitors packed the street each evening through the weekend. If you missed it, mark your calendar for next year — and in the meantime, there is plenty more summer ahead. La Festa Italiana in Jersey City starts August 5, and Saint Rocco's Feast in Glen Rock runs August 7–11.
2. Looking Ahead: Japanese Food Festival — This Saturday!
The Japanese Food Festival at Overpeck County Park is set for Saturday, August 1 — just five days away. Japanese street food, live music, Taiko drumming, Bon Odori traditional dancing, and family activities. One of the most distinctive cultural events on the Bergen County calendar, drawing visitors from across the region. Also on August 1: the Jersey City Night Market II: K-Pop Foodie Fest and the North Bergen Midsummer Flea Market & Collectibles Show.
3. Fort Lee Concert & Movie Series — F1: The Movie This Thursday
Song Sung Blue screened this past Friday, July 24. Next up: F1: The Movie on Thursday, July 30 at the Jack Alter Community Center. The Fort Lee Summer Concert Series continues with Erich Cawalla & The Uptown Band this Tuesday, July 28 at 7:30 p.m. Overpeck County Park has Dr. K's Motown Revue on July 30 at 7 p.m. and Sinatra Park in Hoboken has concerts on July 30 as well.
4. Florida Amendment 3 Hearing — Concluded Today
The Florida Amendment 3 hearing took place today, Wednesday July 29, before Judge Angela Dempsey in Leon County Circuit Court. Three consolidated lawsuits were argued by attorneys representing former mayors and nonprofit groups, who contended that the ballot title and summary were misleading and functioned more like a campaign slogan than a neutral explanation. Both sides asked the judge to decide the case without a trial. State economists project $5B in local revenue losses in 2027 and $10.75B by 2031 if the measure passes. No ruling has been issued yet — I will update as soon as the decision comes in. The potential expansion of the homestead exemption to $250,000 remains the most significant financial incentive on the table for NJ homeowners considering a Florida move.
5. August Preview: Events to Put on Your Calendar
August is shaping up to be just as active as July. This weekend alone: the Japanese Food Festival at Overpeck County Park (Aug 1), Seafood Fest at the Meadowlands Racetrack in East Rutherford (Aug 1), and the North Bergen Midsummer Flea Market & Collectibles Show (Aug 1). Looking ahead: La Festa Italiana in Jersey City (Aug 5–9), Saint Rocco's Feast in Glen Rock (Aug 7–11), Fort Lee Artisan Night Market (Aug 8), Hoboken Sinatra Sing-Off (Aug 13), Jersey City Puerto Rican Parade & Festival (Aug 15–16), Summer BlockFest in Hoboken (Aug 22), and Jersey City Pride Festival (Aug 22). Note: The State Fair Meadowlands is not being held in 2026 due to the FIFA World Cup at MetLife Stadium. Farmers markets across both counties remain at peak season through August.
Scott Selleck's Take
St. Ann's was a fantastic send-off to July's festival season, but Northern NJ does not slow down in August. The Japanese Food Festival at Overpeck this Saturday is one of my favorite cultural events on the calendar. And today's Amendment 3 hearing in Florida wrapped with both sides asking the judge to decide the case without a trial — no ruling yet, but this is now the single most important policy development to track for anyone considering a NJ-to-FL move. I will update the moment the decision comes in. If you are thinking about buying, selling, or relocating, now is the time to have a clear strategy. Book Your Free Discovery Call and let us walk through your numbers.
Market Update — July 24, 2026
Previous1. Freddie Mac PMMS Released — 30-Year Fixed at 6.58%
Freddie Mac's Primary Mortgage Market Survey released yesterday, July 23, showed the 30-year fixed-rate mortgage averaging 6.58%, up slightly from 6.52% the prior week and 6.55% on July 16. The 15-year fixed stands at 5.87%. Rates remain in the mid-six-percent range where they've hovered through most of July. For buyers and sellers in Bergen and Hudson Counties, this rate level keeps well-qualified buyers active while sidelining rate-sensitive purchasers — reinforcing the advantage of well-priced, move-in-ready homes.
2. St. Ann's Italian Festival in Full Swing!
Hoboken's 116th annual St. Ann's Italian Festival is in full swing through July 26 at St. Ann's Church, 704 Jefferson Street. One of the largest Italian street festivals in the country — live music, carnival rides, zeppoles, sausage and peppers, and Italian pastries packing Jefferson Street each evening. Tonight (Friday) and Saturday night are the biggest crowd nights. If you haven't been yet, this weekend is your chance before it wraps up Sunday.
3. Fort Lee Summer Concert & Movie Series — Tonight!
Song Sung Blue screens tonight, Friday July 24 at the Jack Alter Community Center, 8:30 p.m. (rescheduled from Thursday). Free outdoor screening — bring a blanket and chairs. F1: The Movie follows on July 30. The Fort Lee Summer Concert Series continues with Erich Cawalla & The Uptown Band on Tuesday, July 28 at 7:30 p.m.
4. Weekend Events Across Bergen & Hudson Counties
This weekend is packed across both counties. Friday July 24: Swingadelic at Overpeck County Park Amphitheater (7 p.m.), Sinatra Summer Concert Series in Hoboken's Sinatra Park, and Family Fun Night at the Hoboken Farmers Market. Saturday July 25: Franklin Lakes Midsummer Farmers & Artisan Market, Hoboken Waterfront History Kayak Tour, continued St. Ann's Festival. Sunday July 26: Music at the Barn at the Wortendyke Barn Museum in Paramus — the Matt Chertkoff Trio with Houston Person performs at this unique historic venue. Farmers markets in full swing across Ridgewood, Fort Lee, Cliffside Park, and Hoboken.
5. Florida Amendment 3 Hearing — Concluded July 29
The Florida Amendment 3 hearing took place on Wednesday July 29 before Judge Angela Dempsey. Three consolidated lawsuits were argued. Attorneys for the plaintiffs contended that the ballot title and summary were misleading and functioned more like a campaign slogan than a neutral explanation. Both sides asked the judge to decide the case without a trial. State economists project $5B in local revenue losses in 2027 and $10.75B by 2031 if the measure passes. No ruling has been issued yet. The potential expansion of the homestead exemption to $250,000 is the most significant financial incentive on the table for NJ homeowners considering a Florida move. I will update as soon as the decision comes in.
Scott Selleck's Take
Two things to watch this week. The PMMS came in at 6.58% yesterday — rates are stabilizing in the mid-six-percent range, which is manageable for well-qualified buyers but keeps the pressure on for rate-sensitive purchasers. The bigger story is next Wednesday's Florida Amendment 3 hearing, which could fundamentally reshape the math for NJ-to-FL relocators. And this weekend, Northern NJ is at its best — St. Ann's Festival in Hoboken, Swingadelic at Overpeck Park, farmers markets at peak season. If you're thinking about buying, selling, or relocating, now is the time to have a clear strategy. Book Your Free Discovery Call and let's talk through your numbers.
Market Update — July 22, 2026
Previous1. St. Ann's Italian Festival Underway!
Hoboken's 116th annual St. Ann's Italian Festival launched Wednesday July 22 and runs through July 26 at St. Ann's Church, 704 Jefferson Street. One of the largest Italian street festivals in the country, with live music, carnival rides, zeppoles, sausage and peppers, and thousands of visitors packing Jefferson Street. The biggest crowds come Friday and Saturday night — don't miss it.
2. Bergen County Market Data — Mid-Year Snapshot
The most recent Realtor.com data shows Bergen County's median listing price at $799,000 as of mid-July, with 2,261 active listings — up 11.2% year-over-year. Homes are spending a median of 24 days on market, and sellers are receiving an average of 112.4% of list price. Active inventory at 2.3 months of supply keeps conditions firmly in seller's market territory, especially in the $500K to $900K range where buyer demand is most concentrated. The Bergen County market update for August breaks down what these numbers mean for the remainder of the summer.
3. Hudson County — Mixed Signals by Property Type
Zillow's latest data puts Hudson County's average home value at $638,652 (up 0.8% YoY) with homes going pending in about 35 days. However, the June 29 market report from the Rakela Team shows diverging conditions: Studio/1BR and 3BR properties in Jersey City Heights have shifted toward a buyer's market, while 2BR, single-family, and multifamily homes remain in a seller's market. Condos in Hudson County continue to command a premium, with median prices reaching $750,000 — an 18.6% jump. For buyers, this means the type of property you target matters more than ever for negotiating leverage.
4. Freddie Mac PMMS — Released July 23 at 6.58%
The Freddie Mac Primary Mortgage Market Survey released July 23 showed the 30-year fixed at 6.58%, up slightly from 6.52% on July 17. The 15-year fixed stands at 5.87%. With wholesale inflation cooling (June PPI dropped 0.3%) and the market-implied July Fed hike odds down to roughly 15-16%, rates are stabilizing in the mid-six-percent range — keeping well-qualified buyers active through the summer peak.
5. Florida Amendment 3 Hearing — July 29
The Florida Amendment 3 hearing before Judge Angela Dempsey is set for July 29. Three lawsuits have been consolidated. State economists project $5B in local revenue losses in 2027 and $10.75B by 2031 if the measure passes. The potential expansion of the homestead exemption to $250,000 is the most significant financial incentive on the table for NJ homeowners considering a Florida move. For anyone planning a 2026 or early 2027 relocation, the outcome of this hearing could substantially reshape the financial case.
Scott Selleck's Take
Rates are stabilizing in the mid-six-percent range, which is manageable for well-qualified buyers. The bigger story is next week's Florida Amendment 3 hearing — it could fundamentally change the math for NJ-to-FL relocators. And this weekend, don't miss St. Ann's Festival in Hoboken or the summer concerts at Overpeck Park. If you're thinking about buying, selling, or relocating, the data is moving in your favor for well-informed planning. Book Your Free Discovery Call and let's talk through your numbers.
Market Update — July 20, 2026
Post-World Cup1. World Cup Wraps Up — Regional Impact Assessment
The FIFA World Cup Championship Final at MetLife Stadium took place yesterday, July 19, bringing a historic month to a close. Early reports indicate strong economic impact across Bergen and Hudson Counties, with restaurants, hotels, and transit services seeing significant uptick. For the real estate market, the tournament's global spotlight has generated sustained buyer interest from out-of-state and international audiences who were introduced to Northern NJ through the event. If you're selling, the post-World Cup buzz translates into buyer curiosity that should carry into August.
2. Mortgage Rates — Freddie Mac PMMS Preview
The next Freddie Mac Primary Mortgage Market Survey releases on Thursday, July 23. After the July 17 reading of 6.52% (30-year fixed), all eyes are on whether rates continue to stabilize following the cooling PPI and CPI prints from mid-July. A flat or declining rate keeps qualified buyers active through the summer.
3. Florida Amendment 3 — Hearing July 29
The Florida Amendment 3 hearing remains set for July 29 before Judge Angela Dempsey, consolidating three lawsuits. State economists project $5B in local revenue losses in 2027 and $10.75B by 2031 if the measure passes. With the hearing just over a week away, this is the single most significant policy development to track for NJ homeowners considering a Florida move. The potential expansion of the homestead exemption to $250,000 would substantially reshape the financial case for relocation.
4. Summer Events Peak — St. Ann's Italian Festival Starts Wednesday
The summer event calendar remains packed. St. Ann's Italian Festival in Hoboken runs July 22–26 (116th annual), the Fort Lee Artisan Night Market is August 8, La Festa Italiana in Jersey City runs August 5–9, and Saint Rocco's Feast in Glen Rock runs August 7–11. These events continue to draw visitors to our communities and showcase the quality of life that makes Northern NJ a great place to live. Farmers markets across Bergen and Hudson Counties are at peak season with the best local produce of the year.
Scott Selleck's Take
The World Cup put our communities on a global stage and the impact is real. I'm hearing from buyers who first learned about towns like Fort Lee, Jersey City, and Hoboken through World Cup coverage and are now seriously exploring a move. If you're a seller, the buzz carries into August — but pricing it right from day one still matters. For anyone considering Florida, circle July 29 on your calendar — the Amendment 3 hearing could reshape the financial equation. And don't miss the summer events: St. Ann's starts Wednesday, and there's no better way to experience a community than at its street festival.
Market Update — July 17, 2026
Previous1. Freddie Mac PMMS — July 17 Release at 6.52%
The Freddie Mac Primary Mortgage Market Survey on July 17 showed the 30-year fixed rate averaging 6.52%, up slightly from 6.49% two weeks earlier. The latest reading on July 23 came in at 6.58%. Rates remain in the mid-six-percent range where they've hovered through most of July. For buyers and sellers in Bergen and Hudson Counties, this rate level keeps well-qualified buyers active while sidelining rate-sensitive purchasers — reinforcing the advantage of well-priced, move-in-ready homes.
2. World Cup — Post-Event Assessment
The FIFA World Cup Championship Final took place July 19 at MetLife Stadium, bringing a historic month to a close. The event put Northern NJ in the global spotlight. For the real estate market, the World Cup drove unprecedented foot traffic through towns like Fort Lee, East Rutherford, and Jersey City — exposing visitors from around the world to the region's quality of life. Early reports indicate strong economic impact and sustained buyer curiosity that should carry into August. Normal traffic patterns have resumed across the Meadowlands corridor.
3. Bergen County Inventory Update
Active listings in Bergen County rose to 1,549 in May, up 20.45% year-over-year from May 2025 — the largest inventory jump in recent history. The median sale price for all property types is $788,000 (up 4.7% YoY), with median price per square foot at $458 (up 6.9%). Hudson County's Zillow Home Value Index stands at $638,652, with condos posting an 18.6% jump in median price to $750,000. Buyer demand remains solid, particularly for well-located, turnkey properties.
4. Florida Amendment 3 — Hearing July 29
Florida Amendment 3 hearing is set for July 29 before Judge Angela Dempsey, consolidating three lawsuits. State economists project $5B in local revenue losses in 2027 and $10.75B by 2031 if the measure passes. The potential expansion of the homestead exemption to $250,000 is the single most significant financial incentive for NJ homeowners considering a Florida move. I'm tracking this closely and will update as the hearing unfolds.
Scott Selleck's Take
We're in an interesting moment. Rates are stabilizing after a volatile spring, inventory is up year-over-year for the first time in a long while, and the World Cup has brought thousands of visitors to our communities. For sellers, the data still favors you — but price it right from day one. For buyers, more inventory means more choices, but the good homes still go fast. And for anyone considering the NJ-to-FL move, the Amendment 3 hearing at the end of July is a date to circle on your calendar.
Market Update - July 16, 2026
1. Wholesale Prices and Fed Outlook
June PPI dropped 0.3%, the largest wholesale-price decline in 14 months, confirming Tuesday's soft CPI print and pushing market-implied July Fed hike odds down to roughly 15-16% (from ~50% on Monday). Treasurys bull-steepened; the 10-year fell to 4.55%.
2. Mortgage Rates
Mortgage rates are still climbing on the lender side despite the friendlier macro tape: MBA's weekly survey hit 6.65%, the highest in nearly a year, and homebuyer applications paused. Zillow's marketplace showed 30-yr at 6.46%.
3. Pending Sales Activity
Northeast pending sales are up +7.3% YoY at Greater Bergen Realtors, and Realtor.com pending sales are up +6.3% YoY nationally through July 5 — the largest gain since mid-May. The Bergen County market is showing real demand despite higher rates — well-priced inventory is still moving fast.
4. Florida Amendment 3 Update
Florida Amendment 3 hearing is locked in for July 29 before Judge Angela Dempsey (three consolidated lawsuits). State economists project $5B in 2027 and $10.75B by 2031 in local revenue losses if the amendment passes. This is significant for anyone considering a move to Florida — property tax policy could shift substantially.
Scott Selleck's Take
What this means for Bergen County buyers and sellers: Wholesale prices cooling gives the Fed room to pause, but mortgage lenders aren't passing that along yet, rates are still climbing on the ground. If you're a buyer, lock when you can. If you're a seller, well-priced homes are still moving, but the window of peak affordability may be narrowing.
Citizens' Next Personal-Lines Rate Filing
WatchDecember 2025's filing already produced meaningful cuts to Citizens personal-lines rates — the first significant premium relief in years. Now the question is whether that momentum continues into 2026 H2.
For Bergen and Hudson County homeowners weighing a move to Palm Beach or Broward, Citizens' pricing trajectory is the clearest leading indicator of whether Florida homeownership costs are stabilizing. A further rate reduction in the second half of the year would sharpen the affordability case for buyers who've been waiting on insurance costs before pulling the trigger.
Why it matters: Every basis point of Citizens premium relief widens the gap between Bergen County carrying costs and Florida living costs.
Freddie Mac PMMS — Released June 25
ReleasedThe Freddie Mac Primary Mortgage Market Survey released Thursday, June 25 showed the 30-year fixed at 6.49% and the 15-year fixed at 5.84%. This is now the baseline for Q3 rate expectations. The next PMMS release (late June / early July) will confirm whether rates are trending flat or moving — critical for anyone locking a mortgage this summer.
For sellers in Fort Lee, Leonia, or Teaneck, a flat or declining rate environment brings fence-sitting buyers back to the market. For buyers eyeing South Florida, lower rates combined with Florida's homestead exemption math make the affordability case sharper.
Why it matters: This PMMS release sets the baseline for Q3 mortgage planning — locking, floating, or waiting all hinge on the most recent read.
Realtor.com Weekly Housing Trends
Week Ending June 20Realtor.com's weekly housing trends report for the week ending June 20 provides a near-real-time snapshot of active inventory, new listings, price reductions, and days on market — nationally and by metro.
This is the report that tells you whether the Northeast housing market is still running hot or starting to cool. For Bergen County sellers, it's a pricing reality check. For buyers relocating south, it signals whether NJ homes are moving fast enough to affect your timeline.
Why it matters: Weekly data moves faster than monthly — it catches shifts before they show up in the lagging indicators.
Florida Amendment 3 — Ballot Language Finalization
Policy WatchFlorida's Amendment 3 — which would expand the homestead exemption to $150,000 in 2027 and $250,000 in 2028 — is approaching final ballot language. The exact voter-facing wording will shape how Floridians understand the measure, and that framing directly affects relocation conversations.
If the language clearly communicates the property tax savings, support tends to increase. For Bergen County homeowners considering the move, the ballot language will determine how much "headline appeal" the exemption carries in conversations with family, financial advisors, and CPAs during the decision window.
Why it matters: Ballot language shapes perception — and perception shapes whether clients act on the January 1, 2027 residency deadline.
Bergen County Q2 Close-Out Data
Expected ShortlyBergen County's Q2 close-out data is expected any day now — and it's the number that answers the biggest local question: did the pending-sales surge of spring translate into closed-sale strength?
Pending sales tell you intent. Closed sales tell you reality. If Q2 closings confirm the momentum, it validates pricing for summer sellers in Fort Lee, Englewood, and Teaneck. If they lag, it signals buyers hesitated at the finish line — and that has implications for pricing strategy heading into the second half of the year.
Why it matters: For NJ-to-FL relocators, a strong Q2 close rate means you can price your NJ home confidently and plan your Florida purchase with clarity.
Florida Real Estate Law Changes — Effective July 1, 2025
Now In EffectSeveral Florida Realtors-backed bills signed into law during the 2025 session took effect July 1, 2025. These changes touch condo transactions, flood risk disclosure, tenant protections, insurance claim deadlines, and electronic communications — all areas that directly matter to anyone relocating from Northern New Jersey to Florida.
Here's a breakdown of the major changes and what they mean in practical terms for Bergen and Hudson County residents who've recently moved — or are planning a move — to the Sunshine State.
1. Condo Reserve Study Deadlines Extended (HB 913 & HB 393)
Florida extended the deadline for Structural Integrity Reserve Studies (SIRS) to December 31, 2025. The law also narrowed the requirement to buildings with three or more habitable stories (instead of all three-story buildings) and allows condo boards to temporarily pause reserve contributions under certain conditions — such as after a natural disaster or while redirecting funds to critical repairs identified in a milestone inspection.
Who it affects: Buyers and sellers of Florida condominiums, condo association boards, and anyone evaluating a condo purchase as part of their NJ-to-FL transition.
What to do: If you're buying a condo in Boca Raton, Deerfield Beach, or anywhere along the coast, your Florida REALTOR will now use updated Florida Realtors/Florida Bar contract forms (like CR-7) that reflect these extended document review periods. Make sure your agent is walking you through the SIRS and milestone inspection reports before closing — they're the single most important document set for older condo buildings.
2. Flood Risk Disclosure for Tenants (SB 948)
Landlords are now required to provide existing seller flood disclosures to tenants at or before signing a lease for one year or longer. This also applies to condo developers, cooperative developers, and mobile home park owners.
Who it affects: Renters relocating to Florida, landlords, and developers. If you're renting while you sell your NJ home and get settled in Florida, your landlord must now disclose the property's flood history — a critical piece of information in South Florida.
What to do: If you're renting before buying in South Florida, request the flood disclosure before signing your lease. Don't skip it — understanding a property's flood history can save you from costly surprises during hurricane season. This is especially relevant in coastal communities like Fort Lauderdale, Pompano Beach, and Boynton Beach.
3. Modified Hurricane Claim Deadlines (SB 7052)
Senate Bill 7052 modifies the deadlines for submitting property insurance claims related to hurricane damage. The specifics change how and when homeowners must file claims after a named storm — a process that's been a point of confusion for years.
Who it affects: Current Florida homeowners and anyone purchasing a home in a hurricane-prone area.
What to do: If you've already made the move, review your homeowner's insurance policy and understand your claim-filing windows. If you're still in the planning stage, make sure your insurance advisor walks you through the updated claim process before you close. This ties directly into the broader insurance landscape covered in our Florida Insurance & Homestead Update.
4. Electronic Notice Delivery Rules
Under the new rules, notices in real estate transactions are considered delivered when sent — unless they are returned as undeliverable. The sender must maintain a copy of the electronic notice and evidence of its transmission.
Who it affects: Everyone involved in a Florida real estate transaction — buyers, sellers, agents, and attorneys.
What to do: If you're managing a long-distance closing (which is common for NJ-to-FL relocators), ensure all critical notices are sent via email with read receipts or through your closing attorney's document system. Keep a copy of every communication — the burden of proof is on the sender.
5. Squatter Removal for Commercial Properties (SB 322)
Florida streamlined the process for removing squatters from commercial properties, allowing owners to file complaints with the sheriff for immediate eviction, increasing penalties for property damage, and preventing fake property listings.
Who it affects: Primarily commercial property owners and investors. While this is less directly relevant to residential relocators, it's worth noting for anyone considering investment properties or commercial space as part of a Florida transition.
Why it matters: For anyone relocating from Bergen County to Florida — whether you're buying, renting while you settle in, or investing — these laws reshape the transaction landscape. Flood disclosures protect renters, condo rule changes affect purchase timelines, and insurance claim procedures change how you plan for hurricane season. I walk every client through these changes as part of the pre-move advisory process.
The Big Picture
These six developments aren't abstract — they directly affect the numbers and the process on your move. Mortgage rates determine your borrowing cost. Citizens' filings affect your carrying cost in Florida. Bergen County closings determine your selling price. Amendment 3 ballot language shapes the long-term tax story. And Florida's new law changes reshape how condo purchases, flood disclosures, insurance claims, and transaction communications work. I track every one of these releases as part of my advisory process.
Want to Talk Strategy?
A quick call can clarify how these data points affect your NJ-to-FL timeline and pricing.
By Scott Selleck | The Selleck Group | 33+ Years of Northern NJ Expertise
Licensed in NJ & FL · KW City Views Realty · (201) 970-3960
Full analysis
Market Watch: Five Data Points to Track This Week — Full Article
Deep dive
Florida Insurance & Homestead Update: What NJ-to-FL Relocators Need to Know
Related
NJ to Florida Relocation Guide: What Bergen County Homeowners Need to Know in 2026
More resources
Florida Living Guides — Cost of Living, Moving Process & School Districts