Bergen + Essex County Market Pulse: August 2026

Real Estate Agent Training| First Time Home Buyers

August 01, 2026•11 min read

Bergen County real estate, Essex County real estate, North Jersey housing market, mortgages, Bergen + Essex County Market Pulse

Welcome to the Bergen + Essex County Market Pulse for the week of August 1, 2026, a locally focused look at how our North Jersey housing market, mortgage landscape, and community events are shaping up as we head deeper into summ

As August begins, Bergen and Essex Counties are telling two related, but distinct, market stories. Detached homes remain highly competitive, particularly in Essex County, where well-positioned properties continue to command significant premiums. At the same time, buyers are gaining more choices in Bergen's townhouse and condominium segment, where available supply has increased substantially from last year. The result is not a broadly soft market, it is a more segmented one in which property type, condition, location, taxes, and pricing strategy increasingly determine the outcome.

Bergen County: Tight Single-Family Market, More Breathing Room in Condos and Townhomes

Let us start with Bergen County, where many North Jersey buyers look for that blend of suburban neighborhoods, transit access, and strong schools. The June 2026 data from NJ REALTORS shows a clear split between single-family homes and attached housing, and that split matters if you are deciding where to focus your search or how to position a new listing.

Bergen County Single-Family Snapshot (June 2026 — NJ REALTORS)

New listings: 806, up 8.3% year over year
Closed sales: 584, up 13.0%
Median sale price: $946,000, up 7.3%
Days on market: 28
Average percentage of list price received: 105.5%
Homes available for sale: 1,066, down 3.5%
Months of supply: 2.5

For single-family homes, Bergen County is still behaving like a classic seller-favored market. New listings increased, but closed sales grew even faster, and inventory actually declined. With a median sale price of $946,000 and sellers receiving 105.5% of list price on average, well-prepared homes are attracting strong offers and moving in under a month. That lines up with broader research showing Bergen County as a highly competitive single-family market in early August 2026, with prices trending higher and limited inventory supporting seller leverage.

Bergen County Townhouses and Condominiums (June 2026 — NJ REALTORS)

New listings: 333, up 13.7% year over year
Closed sales: 207, up 1.0%
Median sale price: $575,000, up 3.1%
Days on market: 39
Average percentage of list price received: 100.8%
Homes available for sale: 655, up 35.6%
Months of supply: 3.7

Here is where the opportunity shows up for buyers. The number of attached homes available is up 35.6%, and months of supply has climbed to 3.7. Yet, the average percentage of list price received is still 100.8%, and the median sale price has increased 3.1%. In other words, buyers have more options to compare, but sellers who price accurately are still achieving strong results. Bergen's single-family market continues to absorb new supply quickly. The bigger opportunity for buyers is in attached housing, where inventory and months of supply have increased sharply without pushing average sale prices below asking.

Essex County: One of New Jersey's Strongest Seller-Favored Single-Family Markets

Cross the county line into Essex, and the competition for single-family homes tightens further. From Montclair and Glen Ridge to Maplewood and beyond, buyers are still lining up for well-located, move-in ready properties that feel worth the payment.

Essex County Single-Family Snapshot (June 2026 — NJ REALTORS)

New listings: 524, up 10.1% year over year
Closed sales: 361, down 2.7%
Median sale price: $961,000, up 9.8%
Days on market: 23
Average percentage of list price received: 112.2%
Homes available for sale: 659, down 8.5%
Months of supply: 2.3

What stands out: Essex County remains one of New Jersey's strongest seller-favored single-family markets. More homes came to market, but standing inventory still declined and the median price moved close to $1 million. That points to continued competition for desirable, properly priced homes. An average sale-to-list ratio of 112.2% tells you that buyers are frequently offering well above asking, often in multiple-offer situations where clean terms and preparation matter as much as price.

Current Market Pace: How Fast Are Homes Moving?

To round out the picture, it helps to look at Realtor.com’s broader listing data, which covers a wider mix of property types than the NJ REALTORS single-family and townhouse-condo reports. These numbers give a feel for how quickly the typical listing is turning over and where asking prices sit today.

Bergen County (Realtor.com)

Median listing price: $799,000
Active listings: 2,261
Active inventory: up 11.2% year over year
Median days on market: 24
Median sale-to-list ratio: approximately 104%

Essex County (Realtor.com)

Median listing price: $582,500
Active listings: 2,390
Active inventory: up 13.1% year over year
Median days on market: 26
Median sale-to-list ratio: approximately 106%

Market takeaway: Buyer choice is improving, but the best homes are still moving in less than a month and often above asking. Inventory growth is creating more comparison shopping, not automatically creating bargain pricing. For buyers, that means you can tour more homes and be a bit more selective, especially in segments with rising supply. For sellers, it means that even in a favorable market, overpricing or overlooking repairs can push you into the group of listings that sit while better-prepared homes get the attention.

What This Means for Buyers and Sellers in Bergen and Essex

Every township, block, and building has its own story, but the county-level data offers some practical guidance if you are planning a move, a refinance, or a renovation in the coming months.

For Buyers

For buyers: More listings can create better opportunities, particularly among condominiums, townhouses, and homes that need some updating. Preparation still matters because turnkey homes in strong locations continue to move quickly. In practical terms, that can mean having your documents organized, understanding your budget and monthly payment comfort zone, and being ready to act when a home lines up with your priorities on location, condition, and taxes.

For Sellers

For sellers: A favorable market does not eliminate the need for accurate pricing. Buyers have more alternatives and are paying closer attention to condition, taxes, insurance, and total monthly cost. In Essex County, especially, there is still strong appetite for well-positioned single-family homes, but buyers are quick to compare options and to walk away when the price or condition does not match what they can find nearby. In Bergen, attached homes are drawing more scrutiny as inventory builds, so thoughtful pricing and presentation can help you stand out without leaving money on the table.

Featured Listings: From Ultra-Luxury Alpine to a Montclair Classic

To put these county-level trends into something more concrete, here are two featured listings that illustrate very different price points in our area, both checked on August 1, 2026. These are not endorsements, but they do help show how wide the spectrum is between the top of the luxury market and a more typical Essex County move-up home.

Featured Premium Listing: 31 Rio Vista Drive, Alpine, NJ 07620

31 Rio Vista Drive, Alpine, NJ 07620

Listed at $22,750,000

This eight-bedroom, eleven-bath estate sits on approximately two acres in Alpine and represents the very top of Bergen County's luxury market.

Property link: 31-Rio-Vista-Dr-Alpine-NJ-07620

Listing availability, details, and pricing were checked on August 1, 2026 and may change.

Featured Mid-Level Listing: 9 Hamilton Terrace, Montclair, NJ 07043

9 Hamilton Terrace, Montclair, NJ 07043

Listed at $785,000

This three-bedroom, two-bath single-family home offers approximately 1,972 square feet and represents a highly relevant Essex County price point, giving buyers an alternative to the county's much higher single-family median while still providing access to an established Montclair neighborhood.

Property link: 9-Hamilton-Ter-Montclair-NJ-07043

Listing availability, details, and pricing were checked on August 1, 2026 and may change.

Mortgage Market Update: National Averages and Local Monthly Payments

Mortgage rates moved higher for a fourth consecutive week in Freddie Mac's latest Primary Mortgage Market Survey. This is part of a broader pattern we have seen through the summer, where longer-term bond yields have pushed borrowing costs higher, even as buyers and homeowners keep an eye on opportunities that fit their budgets.

As of July 30, 2026:

National average 30-year fixed-rate mortgage: 6.66%, up from 6.58% the prior week
National average 15-year fixed-rate mortgage: 6.04%, up from 5.96% the prior week

The 30-year benchmark reached its highest level in approximately one year as longer-term Treasury yields moved higher amid renewed inflation concerns. Mortgage application volume also fell 6.4% in the latest MBA reporting week, reflecting the continued sensitivity of buyer demand to payment changes.

The Freddie Mac figures are national survey averages provided for general market education. They are not an advertised rate, APR, loan estimate, approval, or commitment to lend. Actual terms vary based on borrower qualifications, credit, occupancy, property type, loan program, down payment, loan amount, points, and market conditions.

Economic Outlook: Confidence, Inflation, and the Cost of Money

Housing does not live in a vacuum. What happens in the bond market, at the gas pump, and in the grocery aisle all feed into how confident buyers feel and how far their monthly budget stretches. The latest data paints a mixed picture that North Jersey households are feeling in real time.

The University of Michigan's Consumer Sentiment Index rose to 55.2 in July, up from 49.5 in June. One-year inflation expectations eased to 4.2% from 4.6%, although households continued to report concerns about purchasing power and the cost of living.

Bond markets moved in the opposite direction. The 10-year Treasury yield ended July around 4.74%, after rising more than three-tenths of a percentage point during the month as energy costs and inflation concerns increased. Mortgage rates tend to follow longer-term bond yields more closely than the Federal Reserve's overnight rate.

Local takeaway: Stronger consumer confidence can keep serious buyers engaged, but higher financing costs reinforce the importance of value. In Bergen and Essex, buyers are likely to remain aggressive for homes that feel worth the payment and more cautious when condition, taxes, or pricing do not line up. For homeowners considering a refinance or a renovation, it becomes even more important to look at the complete monthly picture, not only the rate headline.

Local Events: August 1–7 Around Bergen and Essex

One of the best parts of living in Bergen and Essex Counties is the steady stream of weekend markets, concerts, and family-friendly events that give our towns their character. Whether you are new to the area or have been here for decades, these gatherings are a great way to explore neighborhoods you might be considering for your next move.

Saturday, August 1

Rutherford Farmers Market | Rutherford | 8:00 AM
Franklin Lakes Farmers Market | Franklin Lakes | 10:00 AM
Summer Saturday Guided Tours | The Hermitage, Ho-Ho-Kus | 1:15 PM
Annie | bergenPAC, Englewood | 3:00 PM
Summer Concert at the Pool: Anthony Vitale | Livingston | 2:00 PM

Sunday, August 2

Ridgewood Farmers Market | Ridgewood | 8:30 AM
Ramsey Farmers Market | Ramsey | 9:00 AM
Songs of 1776 Under the Summer Sky | The Hermitage, Ho-Ho-Kus | 2:00 PM

Monday, August 3

Adult Paint Night: Bright Jellyfish Bliss | Livingston Public Library | 7:00 PM (advance registration may be required)

Tuesday, August 4

Montclair National Night Out | 1 Lackawanna Plaza, Montclair | 5:00–8:00 PM (meet local police, firefighters, EMS, and community partners)

Wednesday, August 5

Superman Outdoor Movie | Van Saun County Park, Paramus | begins at sunset, approximately 8:30 PM
Livingston Summer Movie Night: Wicked for Good | Livingston | 7:00 PM

Thursday, August 6

The Chain: Fleetwood Mac Tribute | Overpeck County Park Amphitheater, Ridgefield Park | 7:00 PM (free admission, bring a chair or blanket)

Friday, August 7

The SpongeBob Movie: Search for the SquarePants | Van Saun County Park, Paramus | begins at sunset, approximately 8:30 PM

Feel-Good Local Story: A 24/7 Community Health Resource in Montclair

Real estate is ultimately about people and communities, not only prices and interest rates. This week’s feel-good story comes from Montclair, where a new community health kiosk is providing free resources around the clock. The Montclair Health Department partnered with Montclair State University to launch a Community Health Kiosk available 24 hours a day, providing free health and safety supplies including overdose-reversal medication, substance test strips, safer-sex kits, emergency contraception, and drink-testing pens. It is a practical local partnership designed to make potentially life-saving resources easier to access without cost or an appointment.

Final Thought and How to Talk Through Your Own Numbers

The local market is giving buyers more choices, but not necessarily less competition. Bergen's attached-home segment is offering more breathing room, while detached homes in both counties, especially Essex, continue to reward sellers whose properties are priced and presented well. The best approach is to focus on the individual home, the complete monthly payment, and a strategy that fits your timing.

For a no-pressure conversation about purchasing, refinancing, monthly payments, or mortgage planning, schedule a convenient time: https://api.leadconnectorhq.com/widget/bookings/richbolt-20min

Subscribe: Text "B&E Market Pulse" to 908-332-8575

Richard L. Bolt (Rich) | Mortgage Loan Officer | NMLS #222703
Citywide Home Mortgage | Company NMLS #2611
richard.bolt@citywidehm.com | 908-332-8575
Equal Housing Opportunity

Market information is provided for educational purposes and may change. Property listings are subject to availability. This newsletter is not a commitment to lend or a guarantee of financing terms.

Sources

SEO Title: Bergen & Essex County Market Pulse | North Jersey Housing & Mortgage Update | Week of August 1, 2026

SEO Description: In-depth Bergen and Essex County real estate and mortgage update for the week of August 1, 2026. Explore prices, inventory, days on market, featured listings, mortgage trends, and local events for North Jersey home buyers, sellers, and homeowners.

SEO Keywords: Bergen County real estate August 2026, Essex County housing market, North Jersey home prices, Bergen Essex mortgage update, Bergen County condos, Essex County single family homes, North Jersey refinance, Bergen County market pulse, Essex County listings, mortgage rates education

Richard L Bolt

Richard L. Bolt is a Five Star Mortgage Loan Officer with Citywide Home Mortgage, serving homebuyers and homeowners throughout New Jersey, Florida, and Georgia. With a focus on residential purchase and refinance financing, Richard helps clients understand their options, prepare for preapproval, and move through the mortgage process with confidence. He is known for responsive communication, practical guidance, and a client-first approach. Richard L. Bolt, NMLS #222703 Citywide Home Mortgage, NMLS #2611