What Is the Bergen County Housing Market Doing Right Now? An October 2026 Update

If you have been following Northern New Jersey real estate, the October headline reads a lot like the rest of 2026: prices are still elevated, inventory is still tight, mortgage rates just pushed to their highest level since late 2023, and the fall is bringing its usual seasonal cool-down. The most recent finalized figures, the July NJ REALTORS county numbers, remain the clearest snapshot we have while August and September data post across the fall. Here is an honest read on where Bergen County stands right now.

The Big Number: Median Prices Near $950,000

Bergen County is the most expensive major market in New Jersey, and the trailing data confirms it. According to NJ REALTORS and Greater Bergen Realtors figures, 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. Redfin's rolling three-month measure through August put the county's overall median sale price at about $834,000, up 4.2% from a year earlier.

Sale prices have been running at roughly 105.5% of list, which tells you how competitive the market still is. For a full breakdown of what these figures mean for your budget, see our Bergen County affordability guide.

The freshest signals agree. Realtor.com's August reading put Bergen County's median listing price near $774,950, Greater Bergen REALTORS' September 1 release reported single-family median sale prices up 7.4% year-over-year, and Zillow's home value index sits near $754,579, up 4.9%. Three different methodologies, the same basic story: prices remain elevated, appreciation has cooled from double digits to a mid-single-digit pace, and the fall slowdown is normal, not a correction.

Mortgage Rates: The October 8 Reading Pushes Higher

The October 8 Freddie Mac Primary Mortgage Market Survey put the 30-year fixed-rate mortgage at 7.40 percent, up from 7.28 percent the prior week and the highest reading since November 2023, with the 15-year fixed averaging 6.60 percent. It is the second straight weekly increase and the continuation of the upward creep that carried rates from 6.95 percent in late September to above 7 percent in early October. For buyers, the practical advice has not changed, and it matters more now: lock when you find the home and the terms that work rather than waiting for a dramatic break lower. For sellers, higher rates reinforce the same discipline, price accurately from day one, because affordability math is tighter for the buyers you are competing for.

Inventory Is Still the Bottleneck

The defining pressure point remains low supply. The finalized July 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 is still firmly in seller's territory.

That scarcity cuts both ways. Sellers keep strong pricing power, while buyers face fewer choices and fast-moving competition. My practical advice has not changed: get pre-approved before you start touring, and be ready to act when the right home appears.

Days on Market: The Seasonal Shift Begins

Homes in July sold at roughly 104.6 percent of list price in a median of about 26 days, and well-priced single-family homes in desirable towns frequently go under contract in under 40 days. Redfin's rolling measure through August shows the countywide average at about 76 days, up from 73 a year earlier, the seasonal cool-down showing up in the pace rather than in prices. But fall changes the pace further. Our guide to selling timelines shows the same market moves in about 26 days in April and roughly 87 days in January, so expect the fall to slow from summer speed as the holidays approach.

For sellers, the takeaway is unchanged: pricing matters more than almost anything else. Homes priced correctly from day one attract real competition. Overpriced listings sit, grow stale, and ultimately sell for less.

Condo Segment Still Has Opportunity

Townhouse and condo values held around a $541,000 median in June, well below the single-family number. That gap makes the condo market the most realistic entry point for buyers priced out of premium single-family towns, especially along the waterfront in Fort Lee and Edgewater. Our August market update covered the condo segment's stabilization in detail.

What This Means for Buyers

• Get your financing locked down. With homes selling above list and often under 40 days, 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 the most expensive addresses while still delivering strong commutes.

What This Means for Sellers

• The conditions still favor you. With roughly 2.6 months of supply and strong pricing power, it remains a seller's market.
• Price accurately from day one. Well-priced homes spark competition; overpriced ones sit and erode buyer confidence, especially as the market slows seasonally.
• 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 October 2026

Bergen County's market remains competitive, expensive, and supply-constrained, with a seasonal slowdown beginning as the holidays approach. Buyers who are organized and know where to look can still find opportunity, especially in the condo segment and in value towns.

I track these numbers daily as a REALTOR licensed across Bergen and Hudson Counties since 1993, and countywide averages only tell part of the story. For a read on what this data means for your specific situation, I am glad to help. The September 2026 update in this series is here.