Bergen + Essex County Market Pulse: September 5, 2026
North Jersey is heading into the early fall market with an important split: single-family homes remain competitive, while condos, townhomes and certain price points are giving buyers more choices.
The latest complete NJ REALTORS county reports are for July 2026, so this week’s update combines those closed-sale numbers with newer listing and market-pace information.
The key takeaway is simple:
A competitive county does not mean every property is equally competitive.
Property type, price point, taxes, condition and location matter more than the headline.
Bergen County: Single-Family Homes Still Moving Fast
Bergen County’s single-family market remained strong in July:
- Median sale price: $949,500, up 8.5% year over year
- Closed sales: 620, up 13.6%
- Days on market: 26
- Average list price received: 104.6%
- Homes for sale: 1,120
- Months of supply: 2.6
For buyers, that means desirable, well-priced homes can still generate multiple offers and move quickly.
Bergen Condos & Townhomes Tell a Different Story
Attached housing is giving buyers noticeably more room:
- Median sale price: $540,000
- Days on market: 40
- Inventory: 636, up 24.7% year over year
- Months of supply: 3.5
- Average list price received: 99.9%
If you are open to a condo or townhouse, you may have more time to compare properties, review HOA costs and negotiate than you would with a highly desirable single-family home.
Essex County: Competition Remains Intense
Essex County single-family homes remained highly competitive in July:
- Median sale price: $875,000
- Closed sales: 401, up 4.4%
- Days on market: 26
- Average list price received: 111.9%
- Homes for sale: 633, down 9.3%
- Months of supply: 2.3
The median price was relatively flat compared with last year, but that does not mean Essex became an easy market for buyers.
Inventory declined, homes moved quickly, and sellers received an average well above asking price.
For buyers searching in places such as Montclair, Glen Ridge, Maplewood and South Orange, strong preparation remains critical.
Are Buyers Seeing More Homes to Choose From?
In some segments, yes.
Realtor.com data showed 1,789 active Bergen County listings in July, up from 1,728 in June and nearly 20% higher than a year earlier. Median market time was 33 days.
Essex County also showed more year-over-year listing activity, although late-summer inventory began tightening as September approached.
The important distinction is that inventory is not increasing evenly.
A condo buyer may see more choices while a buyer searching for a move-in-ready single-family home in a highly sought-after town can still face significant competition.
This Week’s Featured Homes
Premium Spotlight: Glen Ridge
495 Ridgewood Avenue, Glen Ridge
Listed at $2,850,000
This active Essex County property offers:
- 4 bedrooms
- 5 bathrooms
- Approximately 0.46 acres
It provides a look at the upper end of the Essex County market and the type of property where condition, location and presentation can matter as much as broad county statistics.
Mid-Level Spotlight: Township of Washington
349 Ridgewood Boulevard North, Township of Washington
Listed at $724,999
This active Bergen County single-family home offers:
- 4 bedrooms
- 3 bathrooms
At roughly $725,000, it sits meaningfully below Bergen County’s July single-family median of $949,500 and provides a useful example of the options buyers can still find below the countywide midpoint.
Listing prices and availability can change. Always confirm current information before scheduling a showing or making a purchase decision.
Mortgage Market Update
Freddie Mac’s September 3 Primary Mortgage Market Survey showed national mortgage benchmarks moving slightly higher:
- 30-year fixed national average: 6.71%
- 15-year fixed national average: 6.04%
The prior week’s averages were 6.66% and 5.98%.
For buyers, a weekly change of a few hundredths of a percentage point is usually less important than understanding the actual monthly payment on the home you are considering.
Purchase price is only one piece of the equation.
Your housing payment can also be affected by:
- Property taxes
- Homeowners insurance
- HOA fees
- Mortgage insurance
- Down payment
- Loan program
- Financing structure
Two homes with the same asking price can produce very different monthly payments.
Mortgage disclosure: Freddie Mac figures are national survey benchmarks provided for market education only. They are not a mortgage-rate quote, APR, loan estimate, approval or commitment to lend. Individual mortgage pricing varies based on borrower qualifications, property characteristics, loan program and market conditions.
Why the Economy Still Matters to Mortgage Rates
This week’s stronger-than-expected employment report pushed longer-term Treasury yields higher.
That matters because mortgage rates are influenced more directly by the bond market, inflation expectations and mortgage-backed securities than by the Federal Reserve’s overnight rate alone.
The practical lesson for buyers is not to try to perfectly predict the next move in rates.
Instead, know:
What does this home cost me today?
If the payment works, you can evaluate the property based on your goals rather than trying to time every market headline.
One Number Buyers Often Overlook
A common mistake is comparing homes only by asking price.
Consider two homes priced at $750,000.
One may have substantially higher property taxes, insurance or HOA expenses. The other may have a slightly higher purchase price but lower monthly carrying costs.
That means the more expensive home can sometimes produce a similar—or even lower—monthly payment.
Buyer Tip
Before ruling a home in or out based on price alone, compare the complete monthly housing expense:
Principal + Interest + Taxes + Insurance + HOA + Mortgage Insurance, if applicable
That gives you a much clearer picture of affordability.
Around Bergen + Essex This Week
There is plenty happening locally September 5–11:
Saturday, September 5 — Tenafly
Apple Cider Making at Tenafly Nature Center, with multiple sessions beginning at 11:00 AM.
Saturday, September 5 — South Orange
Downtown After Sundown, 6:30–8:30 PM at Spiotta Park.
Saturday, September 5 — Demarest
Demarest Nature Center Community Trail Walk beginning at 10:00 AM.
Sunday, September 6 — Ridgewood
Ridgewood Farmers Market beginning at 8:30 AM.
Tuesday, September 8 — Paramus
Hispanic Heritage Month and HSI Week kickoff at Bergen Community College, 10:00 AM–12:00 PM.
Friday, September 11 — Paramus
Bergen Community College’s 9/11 Day of Service and Remembrance beginning at 10:00 AM.
Event details can change, so confirm times and availability directly with the organizer.
Local Good News: Using Technology to Help Bergen Students
Bergen Community College recently announced a partnership with education-data company Civitas aimed at helping advisers identify students who may need assistance earlier.
The goal is to give counselors better information, improve targeted outreach and reduce administrative work so more time can be spent helping students succeed.
It is a good example of technology being used locally to strengthen the community rather than simply automate tasks.
Bottom Line
This week’s numbers reinforce something we continue to see:
Bergen and Essex are not single markets.
Bergen single-family homes remain competitive, while its condo and townhouse market is giving buyers more choice.
Essex single-family inventory remains tight enough that desirable properties can still attract significant competition.
The strongest strategy is therefore property-specific, not headline-driven.
Look at the home, the neighborhood, taxes, condition, competition and complete monthly payment before deciding what the broader market means for you.
Want the Bergen + Essex Market Pulse Each Week?
Text “B&E Market Pulse” to 908-332-8575 to receive future updates.
If you are thinking about buying, moving up, downsizing or refinancing and want to see how the numbers look for your situation, you can also schedule a short mortgage strategy conversation:
Schedule a 20-Minute Conversation
No pressure—just a conversation about the numbers and available options.
Richard L. Bolt
Mortgage Loan Officer
NMLS #222703
908-332-8575
Equal Housing Opportunity
Important Information
Market information is provided for educational purposes and may change as new data is released. Property listings are subject to availability.
Freddie Mac survey benchmarks are national market averages for educational commentary only and are not an offer to lend, rate quote, APR, loan estimate, approval or commitment to lend.
All loans are subject to credit, income, property and applicable program qualification.