Northern NJ Housing Market Update: July 2026

The Northern New Jersey housing market enters mid-summer 2026 with the same story it's been telling since spring: prices are up, inventory is still tight, and sellers hold the advantage. But there are some early signs of shift that buyers and sellers should be paying attention to. Here's what the latest data shows for Bergen and Hudson Counties.

Bergen County: Prices Up, But Growth Is Moderating

Single-family home prices in Bergen County continue to climb. As of the most recent data, the median sale price sits around $835,000–$851,000, representing year-over-year growth of approximately 3.5–3.9%. That's solid appreciation — but it's a notable cooldown from the double-digit gains of 2021–2023.

All property types combined show a median sale price of roughly $742,000–$788,000, with annual growth of 3.9–4.7%. The market remains firmly in seller's territory, with homes typically receiving 101–103% of asking price. Bidding wars and waived contingencies remain common, especially in the spring peak season that just wrapped.

One notable development: townhome and condo prices have seen a correction in early 2026, with median prices down 4.8–7.9% year-to-date. If you're a buyer looking at condos or townhomes, this may be the first time in several years where you have slightly more negotiating leverage.

Inventory: Up Year-Over-Year, But Still Historically Low

Active listings in Bergen County rose to approximately 1,549–1,720 in spring 2026, up 7–17% year-over-year. That's welcome news for buyers who've been starved for options.

But context matters. Even with the increase, inventory remains roughly 22% below pre-pandemic 2019 levels. The months-of-supply metric — the best single indicator of market balance — sits at 1.4 to 1.7 months. A balanced market is six months. Until that number gets meaningfully closer to three months, this remains a seller's market by any objective measure.

The takeaway for buyers: more homes are coming on the market than a year ago, but competition is still fierce, especially in the $600K–$1M range where demand is highest. If you find a home you like, you still need to move quickly.

Days on Market: Homes Are Selling Faster

The average time a home spends on the market before going under contract has dropped to roughly 42–47 days in the spring 2026 market, down from longer stretches earlier in the year. Over the three months ending in May, Redfin reports an average of 63 days — but that includes the slower winter months. The spring number is what matters, and it's fast.

For sellers, this means pricing correctly from day one is critical. Homes that are priced right and presented well are moving in under six weeks. Overpriced listings are sitting — and in a market this tight, a stale listing raises red flags for buyers.

Seller Concessions: A Small but Important Shift

Here's a detail that's easy to miss but worth noting: approximately 42% of February 2026 transactions included seller concessions — up from 31% a year earlier. That's a meaningful jump.

What does this mean in practice? Even in a seller's market, more buyers are successfully negotiating closing cost credits, home warranty coverage, or repair allowances. This doesn't mean the market has flipped — it hasn't. But it suggests that sellers who refuse to budge on anything may be leaving money on the table, and buyers who know how to structure concessions into their offers are finding traction.

Hudson County: Urban Core Continues to Appreciate

Hudson County — Jersey City, Hoboken, Weehawken, West New York, and North Bergen — continues to see strong demand, driven by Manhattan spillover, PATH train access, and waterfront living.

Jersey City and Hoboken remain the county's most competitive markets, with condo and luxury building inventory moving quickly. The Gold Coast towns along the Hudson — Weehawken, West New York, and North Bergen — offer relative value compared to Hoboken and downtown Jersey City, which is drawing budget-conscious buyers who still want a quick PATH commute.

For a deeper look at what commuting from these areas looks like, see our NYC commute guide.

What This Means for Buyers

If you're buying in Northern NJ right now, here's the honest picture:

• Be ready to act fast. Homes in desirable towns and price ranges are still moving in under six weeks. Have your mortgage pre-approval in hand before you start touring.
• Condos and townhomes may offer value. The correction in this segment is real. If a single-family home is out of reach, a well-located condo in Fort Lee, Edgewater, or Jersey City could be a smart play.
• Look at the full cost picture. The listing price is just the beginning. Factor in property taxes, insurance, and commute costs. See our affordability guide for a realistic budget breakdown.
• Consider less competitive towns. Palisades Park, Cliffside Park, and parts of Teaneck offer better value than Tenafly or Englewood Cliffs while still delivering strong community and commute options.

What This Means for Sellers

If you're considering selling, the data is on your side — but it's not a blank check:

• Price accurately. The market rewards well-priced homes with quick sales and multiple offers. Overpricing leads to sitting, and sitting leads to price reductions that signal weakness.
• Prepare your home. Buyers are paying premium prices, and they expect move-in-ready condition. Fresh paint, clean carpets, and minor updates pay for themselves many times over.
• Consider the season. The spring market was strong. Summer typically sees a slight dip in activity as families go on vacation. If you're listing now, make sure your home stands out against whatever inventory is left.
• Think about your next move. If you're selling in Bergen County and buying elsewhere — whether in Florida or another market — the timing of both transactions matters. Let's talk through a strategy that works for your timeline.

The Bottom Line

Northern NJ's housing market in July 2026 remains competitive, with moderate price growth and tight inventory. Sellers still have the upper hand, but buyer-friendly signals — more inventory, condo corrections, rising concessions — are emerging. The smartest move for either side is to work with an advisor who knows the local data, not just the headlines.

With 32+ years in Bergen and Hudson Counties, I track this market daily — not just the countywide numbers, but the street-by-street dynamics that determine whether you overpay, leave money on the table, or find the right home at the right price. If you'd like to talk through what these numbers mean for your specific situation, I'm here.