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.
Hudson County's real estate market entered 2026 in a very different place than where it was 12 months ago. After years of compressed inventory, bidding wars, and waived contingencies, the data is telling a new story: longer days on market, sale prices below asking, and a market health score firmly in buyer's market territory.
If you've been waiting for the pendulum to swing in Hudson County, there are real signs it has.
The Numbers at a Glance (January 2026)
| Metric | Value | YoY Change |
|---|---|---|
| Median Sale Price | $699,000 | 0% |
| Days on Market | 73 days | +14 days |
| Active Listings | 1,172 | -2.8% |
| Sale-to-List Ratio | 99.3% | flat |
| Market Health Score | 30/100 | Buyer's Market |
Three of these numbers deserve a closer look.
0% YoY on prices sounds neutral, but context matters. The 12-month trend peaked at $725,000 in May and July 2025, then retreated. The January $699K median is nearly 4% off that peak. Prices haven't crashed, but the direction has shifted.
73 days on market is a significant change from Hudson County's historic lows. In the spring of 2025, DOM was 43–47 days. The winter seasonal bump accounts for some of that, but not all — the trend toward longer market times started in late summer and has continued.
99.3% sale-to-list ratio means homes are selling, on average, below their asking price. This is a reversal from 2021–2024 when anything well-located sold at 102–105% of list. Sellers are now accepting offers below asking.
The 12-Month Price Story
Hudson County's median price trend through 2025 into 2026:
- Feb–Mar 2025: $650K–$655K
- Apr–May 2025: Rising to $685K–$725K (spring demand)
- Jun–Jul 2025: $700K–$725K (brief peak)
- Aug–Oct 2025: Retreat to $675K–$690K
- Nov–Dec 2025: Brief recovery to $715K–$720K
- January 2026: $699K
The market hit $725K twice and couldn't hold it. Each peak was followed by a pullback. For buyers, that's a signal that there's a price ceiling in this market right now — sellers who price above $725K are finding resistance.
Hoboken vs. Jersey City: Different Markets, Same Trend
Hudson County is not one market. The city-level price-per-square-foot data shows wide variation:
| City | Price/Sq Ft |
|---|---|
| Hoboken | $894 |
| Jersey City | $537 |
| North Bergen | $414 |
| Union City | $391 |
| Kearny | $382 |
| Harrison | $366 |
| Guttenberg | $361 |
| Bayonne | $360 |
| Secaucus | $325 |
Hoboken at $894/sqft remains one of the most expensive markets in New Jersey on a per-sqft basis. The walkability premium, PATH access, and lifestyle cachet are real, and they command a price. That said, even Hoboken is seeing longer DOM and more negotiating room than it did in 2022–2023.
Jersey City at $537/sqft is the largest and most liquid market in the county. Neighborhoods vary significantly — Downtown and Grove Street condo markets command premiums, while Journal Square, The Heights, and Greenville offer more affordable entry points with strong rental demand. Downtown Jersey City is where most of my buyer clients start, and where the most competitive micro-market within the county remains.
Bayonne, Kearny, and Secaucus are the value plays. At $325–$382/sqft, these markets attract buyers who want Hudson County proximity and commute access without the full premium. For investors especially, these towns offer better gross rent multipliers than Hoboken or Downtown JC.
What the Buyer's Market Actually Means
A market health score of 30/100 is formal buyer's market territory. Here's what that translates to practically:
- Inspection contingencies are back. You don't have to waive inspection to compete on most properties. Take the time to get a thorough inspection done.
- Negotiate on price. The 99.3% sale-to-list average means sellers are already accepting below-asking offers. A thoughtful offer 2–4% below list on a property that's been sitting is reasonable.
- Don't rush. 73-day average DOM means you have time. Still move when you see the right property, but you don't need to make a same-day decision.
- Watch the well-priced outliers. Even in a buyer's market, correctly priced properties in Hoboken or prime Downtown JC still attract interest. The 99.3% average includes a lot of overpriced listings dragging it down.
What This Means for Sellers
If you're selling in Hudson County in 2026, this market requires more attention than it did two years ago.
Pricing discipline is critical. The gap between a correctly priced home (sells in 30–45 days near asking) and an overpriced one (sits 90+ days, eventual price cut) is now very clear. I've watched sellers overprice by 5% and end up accepting less than they would have gotten with proper initial pricing.
Presentation matters more. Buyers have options now. Professional photography, staging, and clean showings are table stakes — not extras.
The spring window is coming. February is typically the slowest month in Hudson County. March through May brings significantly more buyer activity. If you're thinking about listing, now is the time to prepare — not wait until you're scrambling in April.
Investment Takeaway
Hudson County's cap rates remain compressed. At a $699K median, you need strong rents — $3,200–$3,800/month depending on unit size — to produce meaningful cash flow after mortgage, taxes, insurance, and maintenance.
The investor thesis in Hudson County is appreciation + rent coverage on a 5+ year hold. Cash-flowing from day one on a $700K property requires a large down payment and strong rent. If you're looking for immediate cash flow, Passaic County or Ocean County offer different economics.
That said, Hudson County's long-term fundamentals — NYC proximity, continued development, population density — remain intact. This is not a market in structural decline. It's a market taking a breath after a sustained run.
View the Full Data Dashboard
12 months of price trends, days on market history, inventory levels, sale-to-list ratio, and the full market health breakdown:
→ Hudson County Real Estate Dashboard
Ready to Make a Move?
Whether you're buying in Jersey City, Hoboken, or Bayonne — or thinking about selling — I'm glad to walk you through what the current data means for your specific situation.
Market data sourced from Redfin Data Center, January 2026. All information is deemed reliable but not guaranteed. Past market trends are not a guarantee of future performance. Mahesh Sangisetty | NJ Licensed Realtor #2334343 | Boutique Realty