Bergen County’s Real Estate Paradox: Rising Values, Shrinking Access

Written by:

Steve Marcinuk

Date:

03 Feb 2026

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Bergen County’s real estate market stands out for its persistent strength, but that very success is creating new barriers for many would-be buyers. Home values keep rising, and available listings remain scarce, yet the upward price trajectory is pushing the next generation further out of reach. This tension defines the current landscape for agents and buyers alike in one of New Jersey’s most active and competitive housing markets.

Christian Di Stasio, broker associate and managing principal of The Christian Di Stasio Group, has watched these shifts unfold over his nine years working across residential, investment, and commercial sectors. With roughly $60 million in annual sales volume, Di Stasio offers a close-up view of the market forces at play, often diverging from broader regional trends.

The Lock-In Effect and Inventory Shortage

Bergen County’s tight inventory results primarily from homeowners holding onto low mortgage rates secured during recent years. Many owners who refinanced at rates between 2.5% and 4% are now reluctant to sell, since moving would likely mean taking on a new mortgage at 6% or higher. As Di Stasio puts it, there is little incentive to trade a low monthly payment for a much higher one, especially when the alternative is a pricier home and steeper borrowing costs.

This reluctance to sell has kept inventory low, driving up competition for the few move-in-ready homes that do come to market. Properties in top condition often receive multiple offers and sell above asking price. Even homes in need of significant renovation attract attention from builders and investors, who see opportunities for profit in a market with strong demand and limited supply.

Unlike some nearby regions where inventory has doubled, Bergen County’s supply remains stubbornly tight. The area’s 70 municipalities are packed into a relatively small footprint, with approximately 360,000 residential homes. According to Di Stasio, home values have risen 9% year-over-year, and the local market’s “microclimate” means that national or even state-level data often fails to capture the on-the-ground reality.

High-Net-Worth Migration and Shifting Demographics

One of the most visible trends in Bergen County is the influx of affluent buyers from New York City. Di Stasio attributes this migration in part to recent political and tax policy changes in New York, which have prompted more high-net-worth individuals to look across the Hudson for both primary residences and investment properties.

For these buyers, Bergen County real estate is more than just a place to live; it’s a vehicle for preserving and growing wealth. Many are moving assets out of volatile stock markets and into tangible property, purchasing not only single-family homes but also mixed-use, industrial, and multi-family buildings. In 2023, Di Stasio saw clients liquidate substantial equity holdings to buy into New Jersey real estate as a hedge against economic uncertainty.

But the movement isn’t just one-way. Even as wealthy New Yorkers move in, long-time Bergen County residents, especially those whose children have grown, are leaving the state. Some are downsizing to townhouses or temporarily renting luxury properties, waiting for the right moment to retire and relocate out of New Jersey altogether. This churn at the upper end of the market is quietly reshaping the county’s demographic profile.

Minimal Impact from the NAR Settlement

The recent National Association of Realtors (NAR) settlement, which now requires formal buyer agreements, has caused little disruption in Bergen County. Di Stasio describes the change as a “non-issue” for most local transactions. In practice, sellers continue to offer compensation to buyer agents in nearly all cases, as the competitive market compels them to attract as many buyers as possible.

Di Stasio notes that his experience in international markets, such as Italy, has made him comfortable with buyers paying their own agents directly. However, in Bergen County, the new rules have not changed the fundamental dynamics. In fact, when he represents both sides of a deal, he sometimes earns a higher commission than under the previous system. Overall, the settlement has added paperwork but has not altered the way most deals are structured or closed.

Affordability Crisis: The Next Generation Squeezed Out

The biggest challenge facing Bergen County is not a lack of demand or a fear of falling prices, but the growing affordability gap. According to Di Stasio, it is now “tough” for the average family to find a livable home under $800,000. Properties below this threshold are typically in need of significant renovation, putting them out of reach for most first-time buyers and middle-income families.

Carrying costs add another layer of difficulty. In towns like Paramus, new construction on modest lots starts at $2.2 million, with annual property taxes reaching $30,000 to $35,000. Di Stasio points out that buyers with this kind of budget could often find more land and newer homes outside Bergen County for the same price or less.

First-time buyers who are not high earners face steep odds. The combination of high purchase prices, expensive taxes, and limited starter home inventory means that many young families are either priced out or forced to look elsewhere. Di Stasio argues that the only way to reverse this trend is to address the region’s tax burden, which significantly inflates homeownership costs for all but the wealthiest residents.

Market Stability and Limited Distress

Despite rising costs, Di Stasio does not foresee a housing bubble or imminent market correction in Bergen County. Failed deals remain rare, usually due to insurmountable structural or environmental issues or sudden life changes affecting buyers. Most transactions proceed smoothly, and there is little evidence of widespread distress among current homeowners.

Recent improvements in mortgage rates have provided some relief, especially for those who bought during the high-rate period. Refinancing activity has reached its highest level in three years, giving homeowners the chance to lower their monthly payments and improve their financial stability. Di Stasio expects this trend to continue if rates remain steady or decline further, which could help sustain transaction volume even as prices remain elevated.

Diversified Business Model and Regional Reach

Di Stasio’s business extends beyond traditional home sales. Through Halcyon Investment Group and The Christian Di Stasio Group, he is active in real estate development and international syndication, particularly in Italian tourist destinations like Rome, Florence, and the Amalfi Coast. He also brokers business sales alongside property transactions, creating a diversified revenue stream that reflects the varied needs of his client base.

About 60% of his business is residential, with the remaining 40% split among investment, commercial, and business brokerage deals. Di Stasio’s team operates as a group of independent agents, a structure he says offers more flexibility and better compensation than typical team models. He sees himself more as a mentor than a manager, focusing on building expertise and autonomy within his group.

Looking Ahead: Balancing Success with Access

Bergen County’s real estate market is a study in contrasts: robust values and transaction activity coexist with mounting concerns over affordability and access. The influx of wealth from New York and the resilience of local prices have kept the market strong, but they have also made it harder for younger buyers and middle-income families to gain a foothold.

This tension is likely to intensify as property values continue to outpace income growth in many sectors. Policymakers and industry leaders will need to confront the affordability challenge directly if Bergen County is to remain attractive and accessible to a broad range of residents.

For now, the market remains healthy, with agents and clients adapting to regulatory tweaks and evolving client needs. But as the affordability gap widens, the pressure to find workable solutions, particularly around property taxes and entry-level housing, will only grow. How Bergen County responds will shape its economic and social landscape for years to come.