Bergen + Essex Market Pulse: Inventory Is Rising, But the Best Homes Are Still Moving
The Northern New Jersey housing market continues to show a familiar summer pattern: inventory is improving, buyers have more choices, but well-priced homes in desirable locations are still moving quickly.
For the week of July 4, 2026, both Bergen and Essex Counties posted increases in total active inventory. That is good news for buyers who have been frustrated by limited options earlier in the year. However, this is not a sudden shift into a soft market. The better way to describe it is a more selective market.
Buyers are becoming more careful. Sellers still have opportunity. And pricing strategy matters more than ever.
Bergen County Inventory Snapshot
Bergen County remains a high-demand, supply-sensitive market.
This week, Bergen County had 1,547 total active listings, up 26 from the previous tracker.
Here is the breakdown:
- Single-family homes: 938 active listings, up 12
- Condos: 214 active listings, up 4
- Townhomes: 258 active listings, up 3
- Multifamily homes: 137 active listings, up 7
The biggest story in Bergen is that buyers are getting a little more selection, especially in the single-family segment. But even with inventory improving, updated homes in strong commuter locations are still performing well when priced correctly.
Bergen is not a weak market. It is a market where buyers are watching closely, comparing options, and moving quickly when the right home appears.
Essex County Inventory Snapshot
Essex County also saw inventory move higher this week.
Essex County had 1,207 total active listings, up 18 from the previous tracker.
Here is the breakdown:
- Single-family homes: 711 active listings, up 7
- Condos: 164 active listings, down 2
- Townhomes: 187 active listings, up 2
- Multifamily homes: 145 active listings, up 11
Essex remains a very segmented market. Some homes are still moving fast, especially those with the right mix of condition, location, transit access, and realistic pricing. At the same time, buyers may have more room to negotiate on homes that need work or are priced too aggressively.
The multifamily increase is worth watching, especially for buyers looking at investment properties or house-hacking opportunities.
What This Means for Buyers
More inventory means more opportunity, but it does not mean buyers can afford to be unprepared.
The best homes are still attracting attention. Buyers should have their pre-approval updated, know their payment comfort zone, and be ready to act when a strong property hits the market.
In Bergen and Essex, the difference between winning and missing out often comes down to preparation.
What This Means for Sellers
Sellers still have leverage, but the market is becoming more selective.
As inventory increases, buyers compare more options. That means condition, pricing, presentation, and timing all matter. Homes that are priced correctly from the start are still in a strong position. Homes that overshoot the market may sit longer or need adjustments.
The message for sellers is simple: this is still a good market, but strategy matters.
Bottom Line
Inventory is improving in both Bergen and Essex Counties, but the increase looks like normal seasonal growth rather than a major market shift.
Bergen County is up to 1,547 active listings. Essex County is up to 1,207 active listings. Buyers have more choices, but sellers with well-positioned homes are still seeing demand.
This is not a market that is weakening across the board. It is a market that is becoming more selective.
Want the Bergen + Essex Market Pulse delivered weekly?
Text “B&E Market Pulse” to 908-332-8575 to get episodes every week.
For mortgage questions, pre-approval help, or a second look at your financing options, contact:
Richard L. Bolt
Mortgage Loan Officer
Citywide Home Mortgage
NMLS #222703
Citywide Home Mortgage NMLS #2611
Mobile Office: 908-332-8575
Email: richard.bolt@citywidehm.com
Sources
Market data referenced in this update includes NJ REALTORS county housing data, Realtor.com county market pages, and the Bergen + Essex Market Pulse inventory tracker for the week of July 4, 2026.
For weekly updates, text “B&E Market Pulse” to 908-332-8575.