It's been a rollercoaster. If you bought in Bergen County in 2023, you locked in before the latest wave of appreciation. If you waited, you're now looking at a market that has shifted — but not in the direction most people expected.
Let's break it down.
Three Years, Three Different Markets
2024 was the year everyone said the market would crash. It didn't. Mortgage rates hit 7% and buyers pulled back, but inventory never showed up. Sellers who didn't need to move stayed put, and the few homes that listed still moved — just slower.
2025 was the pivot. Rates eased into the low 6s, buyer confidence returned, and Bergen County saw price appreciation pick back up. Single-family homes led the charge, with towns like Tenafly, Ridgewood, and Saddle River posting double-digit year-over-year gains. Condos stabilized after a soft patch, and multi-family properties became the quiet winner as investors chased rental yields.
2026 is shaping up to be the most competitive spring market since 2022. Inventory is still tight, demand is strong, and the data below tells the story.
What's Actually on the Market Right Now
Here's where things get interesting. Bergen County currently has over 950 active listings, but they're not evenly distributed across property types. Single-family and condos dominate the inventory — multi-family options are scarce, which is driving prices up for investors.
Active Listings by Property Type
Single-family homes make up the largest share, but don't let that fool you — most of them are priced above M. Condos are the volume play, especially in waterfront towns like Fort Lee and Edgewater. Multi-family is the tightest category, with fewer than 70 listings across all of Bergen County.
Average Prices: The Gap Is Real
This is the chart that tells the whole story. Single-family homes in Bergen County are averaging over .1 million — driven by luxury inventory in Alpine, Saddle River, Tenafly, and Englewood Cliffs. Condos sit around K, and multi-family averages just over .1 million.
Average Price by Property Type
Three years ago, these numbers looked different. Single-family averages were closer to .6M. Condos hovered around K. Multi-family was under K. That's roughly 30% appreciation across the board in three years — outpacing inflation and most investment alternatives.
Price Breakdown by Town
Not every town in Bergen County moves at the same pace. Here's how average listing prices stack up across the major towns right now.
Average Price by City
The spread is massive. Alpine and Saddle River are playing a completely different game than Garfield or Lodi. But here's what's worth noting — the mid-tier towns (Hackensack, Fair Lawn, Teaneck) have seen the fastest percentage growth over the past three years. Buyers who got priced out of Fort Lee in 2024 moved inland, and that demand ripple is now showing up in the data.
Where the Inventory Actually Is
If you're a buyer, this chart matters more than prices. You can't buy what isn't for sale.
Listings by City
Fort Lee leads in raw inventory — mostly condos and high-rises. But if you're looking for a single-family home in a town like Leonia, Demarest, or Closter, you might be choosing from 5-10 options total. That's how tight it is.
What This Means for You
If you're buying:
- Don't compare today's prices to 2023. That ship has sailed. The question is whether you think Bergen County will be worth more in 2029 than it is today. (Hint: it will.)
- Condos under K in Fort Lee and Cliffside Park are the best entry point. They're appreciating, and rental demand is strong if you need flexibility.
- Multi-family is the smartest investment play right now — low inventory means less competition, and rental income offsets the higher rates.
If you're selling:
- Spring 2026 is your window. Buyer demand is real, inventory is low, and well-priced homes are getting multiple offers.
- Price it right from day one. Overpricing by even 5% will cost you 30+ extra days on market — and in Bergen County, stale listings get punished.
- Single-family homes in the K-.5M range are the sweet spot. That's where the most qualified buyers are competing.
If you're investing:
- Multi-family in Hackensack, Garfield, and Lodi — lower entry prices, strong rental demand, and cap rates that still make sense.
- Condos in Edgewater and Fort Lee for short-term appreciation and the NYC commuter rental market.
The Bottom Line
Bergen County didn't crash. It didn't even cool off for long. Three years of data make it clear: this market rewards people who move, not people who wait. Whether you're buying your first home, trading up, or building a portfolio, the fundamentals here — schools, proximity to NYC, quality of life — aren't going anywhere.
The numbers don't lie. The charts above pull directly from active NJMLS listings and update daily. Bookmark this page or reach out to us if you want a deeper dive into a specific town or property type.
Data sourced from the New Jersey Multiple Listing Service (NJMLS). All figures reflect current active and pending listings as of the publication date. Past performance does not guarantee future results. This report is for informational purposes only.