Data note: All figures in this report reflect January 2026 data sourced from the Redfin Data Center. The market snapshot was published February 26, 2026.
Bergen County is one of the most watched real estate markets in New Jersey — and for good reason. It borders New York City, has some of the state's top-ranked school districts, and historically commands premium prices. In 2026, the data tells a nuanced story: the market has cooled from its 2025 peak, but well-priced homes are still moving above asking price.
Here's a data-driven breakdown of exactly where Bergen County stands right now.
The Headline Numbers (January 2026)
| Metric | Value | YoY Change |
|---|---|---|
| Median Sale Price | $731,000 | -3.8% |
| Days on Market | 87 days | +7 days |
| Active Listings | 1,666 | -0.2% |
| Sale-to-List Ratio | 101.78% | +0.1% |
| Market Health Score | 27/100 | Buyer's Market |
The -3.8% price decline from a year ago is real, but context matters. Bergen County peaked at $805,000 in June 2025 — a high driven by spring buyer demand and compressed inventory. The current $731K median reflects a normalization, not a crash.
How We Got Here: The 2025 Price Story
Bergen County's 12-month price trend reveals the full picture:
- Feb–May 2025: Steady climb from $705K to $755K
- June 2025: Peak at $805K (spring frenzy)
- Jul–Dec 2025: Gradual retreat — $793K → $800K → $770K → $749K → $740K → $752K
- January 2026: $731K
The price softening is real, but the county has not cratered. Prices are only 9% off peak and still well above where they were 2 years ago.
Days on Market: The Buyer's Leverage Point
At 87 days, Bergen County's DOM is one of the higher figures among NJ counties. Compare this to Hudson County (~22 days) or Middlesex County (~35 days) and it becomes clear: Bergen buyers are getting something they haven't had in years — time to think.
DOM climbed steadily from a spring low of 68 days (May 2025) back to 87 days by January 2026. This is seasonal in part — winter always slows the market — but the underlying trend toward longer marketing times is meaningful.
What this means practically: buyers aren't competing in 24-hour bidding wars on most Bergen properties. You can schedule multiple showings, get a proper inspection done before making an offer, and negotiate.
The exception: well-priced homes in premium zip codes (Ridgewood, Tenafly, Cresskill) still attract multiple offers.
Sale-to-List Ratio: Above Asking, Despite the Slowdown
Here's the counterintuitive data point: even with 87-day average DOM and declining prices, Bergen County homes are still selling at 101.78% of asking price.
This tells you something important: sellers who price correctly are still winning. The homes pulling down the DOM average are the overpriced listings that sit. When a home is priced at market, it still attracts offers above asking.
The sale-to-list ratio peaked at 103.61% in June 2025 and has settled in the 101.6%–101.8% range since fall. This is healthy — it means the market has found equilibrium, not a buyer panic.
Where Are Prices Highest? (Price Per Sqft by Town)
Bergen County is not one market — it's 70 municipalities with meaningfully different price points:
| Town | Price/Sqft |
|---|---|
| Tenafly | $600 |
| Ridgewood | $576 |
| Alpine | $524 |
| Paramus | $523 |
| Englewood Cliffs | $482 |
| Fair Lawn | $461 |
| Fort Lee | $456 |
| Bergenfield | $456 |
| Cresskill | $442 |
| Englewood | $367 |
Tenafly and Ridgewood remain the county's prestige addresses, commanding 37–38% premiums over Englewood. Fort Lee, which benefits from direct Manhattan access via the GWB, holds its own at $456/sqft.
For buyers priced out of northern Bergen's top towns, southern Bergen municipalities like Englewood, Garfield, and Lodi offer meaningfully more affordable entry points.
Inventory: Still Tight, But Spring Is Coming
Active listings sat at 1,666 in January 2026, roughly flat year-over-year (-0.2%). But watch the seasonal pattern:
- Spring spike: In 2025, active inventory climbed from 1,769 (Feb) to a peak of 2,630 (Jun) — a 49% increase in four months
- Winter trough: December–January always compress inventory
If 2026 follows last year's pattern, buyers watching Bergen County now should expect a meaningful wave of new inventory in March–May. That's both good news (more choices) and a reminder to be ready to move quickly when the right home hits the market.
The Market Health Score: Buyer's Market Confirmed
Bergen County's market health score of 27 out of 100 formally classifies this as a buyer's market. The score factors in:
- Price momentum: 8/100 — prices have been trending down
- Inventory tightness: 37/100 — relatively moderate, not as tight as Hudson
- Demand strength: 38/100 — buyers are active but not desperate
- Affordability: 24/100 — Bergen is expensive, which limits the buyer pool
This is a significant shift from where Bergen was in 2021–2023 when demand strength scores were near 80+ and inventory tightness meant buyers had to waive every contingency to compete.
What Buyers Should Know
- You have leverage — 87 days on market means most sellers have been waiting. Use it.
- Don't overpay on overpriced listings — the homes sitting for 90+ days are sitting for a reason. Pricing discipline matters.
- Spring will bring competition — if you're targeting Bergen County for spring 2026, start your search now. Pre-approval in hand, know your target towns.
- Negotiate on condition — with longer DOM, inspection contingencies are back. Get a thorough inspection and ask for credits on real findings.
What Sellers Should Know
- Pricing is everything — the gap between well-priced (101.78% sale-to-list) and overpriced (sits 90+ days, eventual reduction) is massive.
- The spring window is real — March–June 2025 saw the county's highest prices. List in this window with proper preparation.
- Condition matters again — buyers aren't overlooking deferred maintenance in a buyer's market. Fix what needs fixing before listing.
Mahesh Sangisetty is a licensed NJ Realtor at Boutique Realty, specializing in Bergen County and 11 other NJ counties. View live Bergen County market data at the Bergen County dashboard.