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:

1. Condition

2. Location

3. 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