Bergen County NJ Housing Market Snapshot – January 2026
Who this is for: Bergen County homeowners, high-equity sellers, and move-up buyers who want a clear, data-driven read on where the market is heading—and how to act before the next shift.
Let’s skip the noise and talk numbers. The latest Bergen County Single-Family Home Market Snapshot (January 31, 2026) shows a market that’s holding strong—but no longer forgiving mistakes. If you’re thinking about selling (or buying smart), strategy matters more than optimism.
Quick Market Takeaway
- Median List Price: $999,000 (near all-time highs)
- Market Action Index: 41 – Slight Seller’s Advantage
- Inventory: 601 homes
- Median Days on Market: 77 days
- Average Days on Market: 129 days
Bottom line: Homes are selling—but only when they’re priced and positioned correctly. Overpricing now leads to longer market time, price reductions, and weakened leverage.
Pricing Reality: High Prices, Higher Expectations
The median list price in Bergen County is holding at $999,000. While prices remain elevated, the pace of appreciation has slowed. A sustained dip in the Market Action Index into buyer territory would be the first clear signal of price softening.
Seller reality check: The market still rewards preparation. It quietly punishes hope-based pricing.
→ Find out what your Bergen County home is really worth
Inventory Is Down—But That Alone Doesn’t Mean a Hot Market
Inventory has declined to 601 homes, which sounds bullish at first glance. But inventory alone does not create urgency. Buyer demand, absorption rate, and pricing accuracy matter more.
What smart sellers track:
- Market Action Index trends
- Days on Market by price bracket
- Absorption rates in their specific town
County-wide headlines can mislead. Fort Lee, Tenafly, and Leonia are all playing by slightly different rules.
→ Explore Bergen County neighborhood market guides
Days on Market: The Silent Negotiation Killer
Half of all listings are selling within 77 days, but the average days on market climbs to 129 days due to overpriced and poorly positioned homes—especially in higher price brackets.
Why this matters:
- Longer days on market reduce negotiating leverage
- Price reductions become more likely (14% of listings already reduced)
- Buyers begin to assume something is wrong
Momentum matters more than the original list price.
Price Per Square Foot Is Quietly Rising
Even with flatter headline prices, price per square foot continues to rise. Buyers are still paying premiums for quality, updates, and strong locations.
Translation: Well-prepared homes outperform the averages. Everything else chases the market.
What This Means If You’re Considering Selling
- Overpricing is now costly
- Preparation is no longer optional
- Hyper-local data beats national headlines every time
As an AI-Enabled Certified Agent, I help sellers:
- Sell faster by targeting the right buyers early
- Keep more money with smarter pricing and positioning
- Avoid surprises through data-driven decision making
High-touch service. Data-driven decisions. Zero surprises.
Bergen County Market Update Video
Video embed placeholder – Monthly Bergen County Market Breakdown
Thinking About Your Next Move?
If you’re a long-time Bergen County homeowner—or planning a strategic move, including a future NJ → FL transition—the next 90 days matter more than most people realize.
Let’s talk before the market forces your hand.
Scott Selleck / The Selleck Group, KW City Views Realty
Address: 2200 Fletcher Avenue, Suite 502, Fort Lee, NJ 07024
Office: 201-592-8900
Cell: 201-970-3960
Email: [email protected]
Website: www.SelleckSellsNJ.com
I guide NJ homeowners into their Florida lives — one smart move at a time.
#ScottSelleckRealtor #BergenCountyRealtor #NorthernNJRealtor #KWCityViews
