No Basement, No Garage: Does It Hurt Resale in Leonia or Englewood?

The Selleck Group | KW City Views Realty

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

Leonia and Englewood Seller Insight

Serving Bergen and Hudson Counties · SRES®, e-PRO® · Licensed since 1993. Over 500 transactions closed.

A missing basement or garage rarely stops a Leonia or Englewood house from selling. It changes which homes buyers compare it with, and that shows up in the price more than in whether the house sells. Bergen County single-family homes sold at 104.1% of list in August 2026, per the public NJ REALTORS® Bergen County report, so demand is not the problem.

The job is pricing the house against the right comparable sales and showing buyers how the space works. This is how I approach it, and my story explains where that approach comes from.

The Single-Family Numbers

Source: NJMLS data pulled by Scott Selleck, sold September 13 to October 13, 2026, active as of October 13, 2026. Bergen County figure from the public NJ REALTORS® Bergen County report, August 2026.

Does a house without a basement or garage sell for less in Leonia or Englewood? Usually it sells for less than a similar house that has them, not less than the market. Englewood single-family homes sold at a median 102% of list from September 13 to October 13, 2026, per NJMLS data pulled by Scott Selleck. Leonia had too few sales in that period for a reliable median. The adjustment shows up in the comparable sales an appraiser and a buyer choose.

Key Takeaways

• Englewood single-family homes sold at a median 102% of list on 10 sales from September 13 to October 13, 2026, per NJMLS data pulled by Scott Selleck. Leonia had 4 sales in the same period, a sample too small for a reliable median.
• Supply is limited in Englewood: 29 single-family homes active as of October 13, 2026, or 2.9 months of supply. Leonia had 10 active.
• Fannie Mae's appraisal guidance has appraisers report finished above-grade and below-grade square footage separately, under the ANSI measurement standard. A basement is not counted as above-grade living space.
• Buyers adjust for a missing garage or basement by comparing your home with similar homes that also lack them, or by discounting against homes that have them. Your price should anticipate that comparison.
• Adding a garage is a zoning and permit question before it is a construction question. Check with the town before promising buyers it can be done.

Why the Missing Space Shows Up in Price, Not in Days

In a market this tight, most well-priced houses sell. Englewood single-family homes took a median 38 days on market from September 13 to October 13, 2026, per NJMLS data pulled by Scott Selleck, and Bergen County single-family homes took 30 days in August 2026, per the public NJ REALTORS® county report. What a missing basement or garage changes is the set of homes a buyer weighs yours against.

A buyer touring a Leonia colonial with a full basement and a detached garage on Saturday, and yours on Sunday, will notice the difference in storage and parking. If both are priced the same, yours looks expensive. If yours is priced against homes with a similar layout, it looks fair. That difference is where a seller wins or loses money.

How Appraisers Treat a Basement and a Garage

Fannie Mae's Selling Guide tells appraisers to measure and report finished above-grade square footage, below-grade square footage and room count separately, under the ANSI Z765-2021 standard. A finished basement adds value, but it is reported as below-grade space, not as part of the above-grade living area.

A garage is reported as a feature, not as living space. When the appraiser compares your home with recent sales, differences in garage and basement space are among the items the appraiser can adjust for. Confirm how this applies to your house with your lender's appraiser or an independent appraiser; this is general information, not an appraisal.

Leonia and Englewood Behave Differently

Leonia is a small single-family market. From September 13 to October 13, 2026, it had 4 single-family sales and 10 active listings, per NJMLS data pulled by Scott Selleck. The sample is too small for a reliable median, so in Leonia the handful of truly comparable sales near your house carries the pricing decision.

Englewood is larger, with 10 single-family sales in the same period at a median of $657,500 and a median 102% of list, with 29 homes active and 2.9 months of supply. More sales means more comparable homes, including more without basements or garages, so pricing can be more precise.

Note: NJMLS data pulled by Scott Selleck, sold September 13 to October 13, 2026, active as of October 13, 2026. Medians do not account for sale concessions. Where a town had fewer than 10 sales, the sample is too small for a reliable median.

How to Present a House Without a Basement or Garage

The goal is to answer the storage and parking questions before a buyer asks them.

• Show where things go. Organize closets, the attic if there is one, and any shed so buyers can see the storage that exists.
• Show where the car goes. Note driveway length, how many cars fit, and the town's street parking rules.
• Name the trade-offs plainly. No basement also means no basement to waterproof, heat or finish. Describe the property facts and let buyers weigh them.
• Measure accurately. List the above-grade square footage the way an appraiser will measure it, so the price per square foot buyers calculate matches the appraisal.
• Fix condition, not layout. Fresh paint, working systems and a clean inspection matter more than an addition you will not be around to enjoy.

Can You Add a Garage Before or After the Sale?

Sometimes, and the answer depends on the lot. Setbacks, lot coverage limits and driveway rules in the local zoning ordinance decide whether a garage fits. New Jersey's Department of Community Affairs, Division of Codes and Standards oversees the Uniform Construction Code, and construction permits go through the town's construction office.

Before you suggest to buyers that a garage could be added, ask the zoning officer whether it would need a variance. A large tree in the way can add another permit step; our post on tree removal rules in Fort Lee, Englewood, Leonia and Tenafly covers those local rules. The Leonia community guide and Englewood community guide describe each town's layout and housing stock.

I have priced homes in these towns since I was licensed in 1993, and my verified career record shows over 500 transactions closed.

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 and Strategy

Leonia and Englewood supply is still limited. A house without a garage that is priced right on the first day can still draw strong interest.

Lifestyle and Location Fit

Buyers judge storage and parking by block, not by town.

Financing and Cash-Flow

Run your net proceeds at two or three prices, including one priced against homes without basements or garages. Confirm the figures with your real estate attorney and tax advisor.

Frequently Asked Questions

Will my Leonia house sell without a garage?

Very likely, if it is priced against the right comparable sales. Leonia had 4 single-family sales from September 13 to October 13, 2026, too few for a reliable median, so the comparable sales near your house matter more than any town figure. The missing garage affects the price buyers will pay more than whether they will buy.

Does a finished basement count as square footage?

Not as above-grade living area. Fannie Mae's appraisal guidance has appraisers report finished above-grade and below-grade square footage separately under the ANSI standard. A finished basement can still add value as below-grade space.

Should I build a garage before I sell in Englewood?

Usually not. Permits, zoning review and construction take time, and you may not recover the cost in the sale price. Price the house as it is, and ask the zoning officer whether a garage would be allowed so you can answer buyer questions.

How do I price a house without a basement in Bergen County?

Start with recent sales of similar houses without basements in the same town, then adjust against houses that have them. A home valuation built from those comparable sales is a pricing opinion, not an appraisal.

Are Leonia home prices still rising?

The latest 30 days cannot say. Leonia had 4 single-family sales from September 13 to October 13, 2026, per NJMLS data pulled by Scott Selleck. The sample is too small for a reliable median.

Want to know how buyers will price your Leonia or Englewood house without a basement or garage? Start with a home valuation, 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
Seniors Real Estate Specialist® (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: meet.sellecksellsnj.com
AI assistant: https://www.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. County figures are from the public NJ REALTORS® Bergen County report, August 2026. Pricing comments are general and are not an appraisal.

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. Bergen County report (PDF)
• Fannie Mae Selling Guide, B4-1.3-05, Improvements Section of the Appraisal Report (ANSI Z765-2021 measurement). selling-guide.fanniemae.com
• NJ Division of Taxation, 2025 General and Effective Tax Rates (Leonia 2.199, Englewood 2.088 effective). 2025 tax rates (PDF)
• NJ Department of Community Affairs, Division of Codes and Standards (Uniform Construction Code). nj.gov/dca/codes

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.

Compare towns before the next move.

Use the Community Guides to weigh Bergen and Hudson County towns before you commit.

Equal Housing Opportunity | The Selleck Group | KW City Views Realty