Bergen + Essex County Housing Market Update — June 2026
More Inventory, More Opportunity… But Buyers Are Still Being Selective
If you’ve been watching the North Jersey market and wondering whether conditions are finally changing, the answer is: yes—but not in the way many people expected.
Bergen and Essex Counties continue showing strong demand, but one of the biggest shifts we’re seeing right now is that inventory is gradually improving while pricing remains resilient.
That combination is creating opportunity.
Instead of the ultra-competitive environment buyers experienced over the last few years, today’s market feels more balanced—giving prepared buyers more choices while still rewarding well-positioned sellers.
Bergen County: More Choices Without Major Price Weakness
Bergen County continues behaving like a selective seller’s market.
Latest full-month county reporting shows:
Single-Family Homes
• New Listings: 820
• Median Sale Price: $875,000
• Average Days on Market: 20
Townhomes + Condos
• New Listings: 302
• Median Sale Price: $565,000
• Average Days on Market: 25
What stands out most right now is that inventory appears to be increasing without causing significant downward pressure on pricing.
Homes that show well, are updated, and are priced correctly continue attracting attention.
At the same time, buyers appear more intentional than earlier in the year. Properties requiring immediate updates or aggressive pricing are seeing longer decision timelines and more negotiation.
Luxury remains active, but move-up buyers may be finding some of the strongest opportunities developing right now.
Essex County: Strong Demand Continues
Essex County remains one of New Jersey’s most resilient commuter-driven markets.
Latest full-month county reporting:
Single-Family Homes
• New Listings: 665
• Median Sale Price: $760,000
• Average Days on Market: 24
Townhomes + Condos
• New Listings: 191
• Median Sale Price: $515,000
• Average Days on Market: 28
Buyers continue prioritizing affordability, commute convenience, and lifestyle.
Updated inventory continues moving efficiently while buyers become increasingly selective about homes requiring immediate work.
For sellers, presentation and preparation still matter.
For buyers, being pre-approved and financially ready continues creating an advantage.
Weekly Inventory Snapshot: Inventory Expanded Again
Compared with last week:
Bergen County
Total Active Listings: 1,488 (+52)
• Single-Family: 914 (+24)
• Condos: 206 (+8)
• Townhomes: 248 (+16)
• Multifamily: 120 (+4)
Essex County
Total Active Listings: 1,172 (+31)
• Single-Family: 698 (+14)
• Condos: 168 (-4)
• Townhomes: 182 (+8)
• Multifamily: 124 (+13)
This appears to be healthy inventory growth—not a market slowdown.
Buyers remain active.
They’re simply becoming more intentional around:
- Monthly payment comfort
- Property condition
- Long-term value
Featured Financing Strategy: Business for Self (Bank Statement Loan)
One conversation I continue hearing from self-employed buyers sounds like this:
“My business is doing well… but my tax returns don’t reflect what I actually earn.”
Traditional qualification methods don’t always tell the full story.
For eligible borrowers, Business for Self financing may provide another path.
Potential highlights include:
• Qualification using 12–24 months of business or personal bank statements
• Financing up to 90% LTV (subject to guidelines)
• Loan amounts up to $3 million
• Owner-occupied, second homes, and investment property options
• Interest-only options available
• Minimum two years self-employed required
Every borrower situation is different, but for entrepreneurs, consultants, and business owners, it may be worth exploring available options.
Mortgage Market Perspective: Strategy Over Headlines
Mortgage averages continue moving—but averages rarely tell the full story.
Actual pricing can vary significantly based on:
- Credit profile
- Occupancy
- Property type
- Assets and reserves
- Loan purpose
- Down payment
- Lock timing
- Discount points
The buyers succeeding today don’t appear focused on perfectly timing rates.
They’re focused on building a payment strategy that supports long-term goals.
Final Thought
This market still rewards preparation.
Whether you’re buying your first home, moving up, refinancing, or self-employed and wondering what options exist—having a plan matters more than predicting headlines.
If you want to talk through your numbers, strategy, or timing, I’m always happy to help.
Richard L. Bolt
Mortgage Loan Officer | NMLS #222703
Cornerstone First Mortgage | NMLS #173855
? 908-332-8575
Book a Strategy Call:
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