The Selleck Group | KW City Views Realty

Scott Selleck · Broker / Sales Associate · Request an appointment at meet.sellecksellsnj.com

Fort Lee & Edgewater Market Insight

Serving Bergen & Hudson County · SRES, e-PRO · Licensed since 1993. Over 500 transactions closed.

Fort Lee and Edgewater Prices: What the Latest 30 Days Can and Cannot Tell You

Did Fort Lee and Edgewater home prices crash in 2026? A 30-day snapshot cannot answer that, and neither can a headline built on one. From September 13 to October 13, 2026, Fort Lee condos sold at a median of $309,500 on 26 sales, per NJMLS data pulled by Scott Selleck. Edgewater had 7 condo sales, too few for a reliable median. Neither figure, on its own, shows a crash or a boom.

The two towns tell different stories, though. Fort Lee has enough recent condo sales to describe the pace of the market: slow, with room for buyers to negotiate. Edgewater does not, so the honest read there is building by building. Here is how to read both.

The Numbers Behind the Headlines

Source: NJMLS data pulled by Scott Selleck, sold September 13 to October 13, 2026, active as of October 13, 2026.

Note: Months of supply is active divided by sold in the 30 days, shown only where there were at least 10 sales. Fort Lee had 6 single-family sales and Edgewater 2 in the same period, also too few for a reliable median.

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Key Takeaways

• Fort Lee condos sold at a median of $309,500 on 26 sales from September 13 to October 13, 2026, per NJMLS data pulled by Scott Selleck. This pull has no year-earlier comparison, so it does not show prices rising or falling.
• Fort Lee is a negotiable condo market right now. The median sale was 98% of list after a median 86 days on market, with 167 active as of October 13, or 6.4 months of supply.
• Edgewater had 7 condo sales and 72 active in the same period. The sample is too small for a reliable median.
• A short window moves with the mix of units that happen to close. That is where most dramatic price headlines come from.
• A town median cannot price a unit in a specific building. Value your own unit with sales in the same building and line, monthly charges and days on market.

Where the Scary Numbers Come From

Short windows make big swings, and three-month figures across all property types have circulated as headlines. A pull that splits condos from houses shows how few sales sit behind each number, and how little a single month can prove.

A median is the middle sale in a group. If the group changes, the middle changes, even when nothing about any one building does.

Example only, not a quote or prediction: imagine a quarter in which more studio and one-bedroom co-ops close than in the same quarter last year. Every building could hold its prices, and the median would still fall, because the middle sale is now a smaller, lower-priced unit. Our post on why Leonia's median home price is not wrong, just not usable walks through the same effect one town over.

Fort Lee: A Slow, Negotiable Condo Market

Fort Lee's condo market has enough recent sales to read. From September 13 to October 13, 2026, per NJMLS data pulled by Scott Selleck:

• Median sold price: $309,500, on 26 sales.
• Median sale-to-list: 98%.
• Median days on market: 86.
• Active as of October 13, 2026: 167, or 6.4 months of supply at the latest 30-day pace.

The honest read is a market with room to negotiate. Thirty days of sales cannot say whether that is a crash, a dip or normal variation, because the mix of units that closed drives the median. A co-op tower on Palisade Avenue and a condo near the bridge on Hudson Terrace can still behave differently from each other, and from the town median.

Edgewater: Too Few Sales to Call

Edgewater had 7 condo sales from September 13 to October 13, 2026, with 72 condos active as of October 13, per NJMLS data pulled by Scott Selleck. The sample is too small for a reliable median, so this post does not quote an Edgewater price, sale-to-list figure or days on market for that period.

That is the main lesson for Edgewater owners. With a handful of closings, one large unit or one small one can move a town median by a wide margin. Recent sales in your own building along River Road tell you far more than any town figure.

Co-ops Change the Comparison

A co-op purchase is a purchase of shares in the corporation that owns the building, along with a lease on the unit. That changes what the price includes. A co-op price often does not include the unit's share of the building's underlying mortgage, which is carried in the monthly maintenance instead.

Process matters too. Co-op buildings have a board approval step and set their own financing rules, such as how much must be put down. Those are process items, and they vary by building. Our post on two Fort Lee co-ops with opposite rules shows how much two buildings can differ, and our Fort Lee co-op vs. condo comparison explains why the lower sticker price is not always the lower monthly cost.

Comparing a co-op's price with a condo's price is comparing two different products. Compare co-ops with co-ops, and include the monthly charge every time.

How to Read Your Own Building's Value

• Same building, same line. Recent sales of the same layout in your building are the strongest comparison.
• Price per square foot. Use it to compare floors and lines within a building. It moves with unit size, building age and views.
• Monthly charges. Co-op maintenance or condo HOA fees change what a buyer can pay for the unit.
• Days on market. A long run in your building tells you more than the town median.
• County condo supply. Bergen County townhouse-condo inventory was 656 in August 2026, up 27.1% from a year earlier, with 3.7 months of supply and sales at 99.6% of list, per the public NJ REALTORS® Local Market Update for Bergen County. That figure covers all of Bergen County, not one town.
• Flood exposure. Check the specific building on the FEMA Flood Map Service Center as a normal due-diligence step.

For a figure on your own unit, start with a home valuation built from your building's comps. It is a market opinion, not an appraisal.

I have worked this corridor since I was licensed in 1993, and my verified career record covers over 500 closed transactions. My story explains how I came to it.

The Three Pillars Behind Every Good Decision

Every real estate decision sits where timing, lifestyle, and finances meet. Start with the first and work through all three.

Timing & Strategy

A Fort Lee condo market with 6.4 months of supply leaves room to negotiate, and it asks sellers to price from building comps, not from the headline. No one can promise where either town's median goes next.

Lifestyle & Location Fit

A co-op on the Palisades in Fort Lee and a condo along River Road in Edgewater are different products. Compare ownership structure, monthly charges, views, flood exposure and the commute before you compare prices.

Financing & Cash-Flow

Co-op financing rules, maintenance and taxes all shape the monthly cost. For reference, the NJ Division of Taxation lists 2025 effective tax rates of 1.839% for Fort Lee and 1.545% for Edgewater. Confirm the real figures with your lender and real estate attorney.

Frequently Asked Questions

Did Fort Lee home prices really crash in 2026?

The latest 30 days cannot show that either way. Fort Lee condos sold at a median of $309,500 on 26 sales from September 13 to October 13, 2026, per NJMLS data pulled by Scott Selleck, and that pull has no year-earlier comparison. Short-window headline figures that mix all property types move with the mix of sales.

What is the Edgewater condo median right now?

There is no reliable one for the latest 30 days. Edgewater had 7 condo sales from September 13 to October 13, 2026, per NJMLS data pulled by Scott Selleck. The sample is too small for a reliable median. Sales in your own building are the better guide.

Is it a buyer's or seller's market for Fort Lee condos right now?

Fort Lee condos lean toward buyers right now. The median sale was 98% of list after 86 days on market, with 6.4 months of supply, from September 13 to October 13, 2026, per NJMLS data pulled by Scott Selleck. That describes recent sales. It is not a forecast.

How do I value my Fort Lee co-op if co-op and condo prices are not comparable?

Compare co-ops with co-ops. Start with recent sales in your building and line, then add the monthly maintenance and the building's financing rules. A local agent can pull those comps, and your attorney can review the building's documents.

How many Edgewater condos are for sale?

There were 72 Edgewater condos active as of October 13, 2026, against 7 sales in the prior 30 days, per NJMLS data pulled by Scott Selleck. With so few sales, the pace is better judged building by building.

Do Fort Lee and Edgewater waterfront buildings need flood insurance?

It depends on the building and the policy. Check the address on FEMA's flood maps, ask for the building's master insurance policy, and ask a licensed insurance agent what coverage your unit needs.

Want to know what your Fort Lee or Edgewater unit is actually worth in the current mix? Take the Seven-Question Assessment (7 questions, about 90 seconds), or Request an appointment and we will run the actual numbers together.

For more on each town, see the Community Guides and the full library at SelleckSellsNJ.com.

Have a quick question first? Ask my AI assistant on Delphi. It is an AI trained on my material, not a person.

Scott Selleck Broker Sales Associate | The Selleck Group | KW City Views Realty SRES, e-PRO | Licensed since 1993. Over 500 transactions closed. NJ Real Estate Broker / Sales Associate License #9236275. 2200 Fletcher Avenue, Suite 502, Fort Lee, NJ 07024 Cell: (201) 970-3960 | Office: (201) 592-8900 Email: [email protected] Website: SelleckSellsNJ.com Request an appointment AI assistant: delphi.co/scottselleck My story: coverstory.sellecksellsnj.com | Verified career record: record.sellecksellsnj.com

NJ Real Estate Broker / Sales Associate License #9236275. Licensure does not imply endorsement. Keller Williams City Views Realty. Each office is independently owned and operated. Broker compensation in New Jersey is fully negotiable and is not set by law or by any board or association of REALTORS®. This article is general information only and is not legal, tax, or financial advice. Confirm your own costs with your real estate attorney, tax advisor, or lender.Equal Housing Opportunity.

Town figures: NJMLS data pulled by Scott Selleck, sold September 13 to October 13, 2026, active as of October 13, 2026. Examples in this article are illustrations only, not a quote or prediction. Market figures describe past sales and are not predictions or guarantees of any price or outcome. The featured image is an AI-generated image of a place, not a photo of a specific property.

Top 5 Sources

• NJMLS data pulled by Scott Selleck, sold September 13 to October 13, 2026, active as of October 13, 2026. Scott Selleck NJMLS Matrix pull, by town, condo and single-family, read October 13, 2026. Not publicly available.
• NJ REALTORS® Local Market Update, Bergen County, August 2026 (current as of September 9, 2026), read October 13, 2026. Bergen County report (PDF)
• New Jersey Division of Taxation, 2025 General and Effective Tax Rates, read October 13, 2026. nj.gov (PDF)

Three pillars. One calm process.

Every client conversation begins with timing, lifestyle fit, and cash-flow, so the decision becomes a clear plan instead of a guess.

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