Bergen County Buyers Priced Out by Taxes, Broker Says

Written by:

Rudi Davis

Date:

18 Feb 2026

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A local broker says rising home values and property taxes that often exceed $30,000 a year are creating an affordability problem in Bergen County and could threaten long-term market stability. Christian Di Stasio, broker associate and managing principal at the Christian Di Stasio Group, says the challenge is not a temporary market fluctuation but a structural mismatch between home prices and ongoing tax costs. This gap, he says, is systematically excluding average families and first-time buyers from homeownership.

“It’s challenging right now in Bergen County to really find something that the average family can live in under $800,000,” Di Stasio says. Homes priced below this level typically need major renovations or are in distressed condition. When high property taxes are included, the total cost of ownership exceeds what most average-income families can afford. Di Stasio characterizes the situation as a sustainability crisis for the region.

New Construction Shows Affordability Gap

The affordability problem is evident in the new-construction market. In towns like Paramus, Di Stasio notes, new homes often start at $2.2 million, situated on small lots with property taxes ranging from $29,000 to $35,000 annually. Buyers are paying luxury prices for homes on parcels as small as 9,000 to 11,000 square feet and still face high taxes.

Di Stasio says this price-to-tax ratio is driving many buyers to leave Bergen County. For the same $2.2 million, buyers can purchase larger homes with more land and significantly lower tax bills in other regions. He says the decision to leave is based on economic value rather than lifestyle or climate.

This outflow is shaping local market behavior. Bergen County still has strong home values and competitive bidding for desirable properties. However, sellers who achieve high prices often choose to leave the state. Di Stasio observes that even high-net-worth residents are downsizing to townhouses or luxury rentals, staying flexible until they move out of the region.

Barriers for First-Time Buyers

The problem is most severe for first-time buyers without inherited wealth or high incomes. Di Stasio says the current market has created a barrier to entry that blocks a large segment of the population, particularly those who traditionally form the backbone of a stable housing market. “It’s going to become and is very difficult for first-time buyers that aren’t above-average earners to live in Bergen County,” he says. Home values continue to rise, reinforcing his concern that the situation is unsustainable.

The issue is concentrated in northern Bergen County, especially north of Route 4 and between Route 17 and the New York State line. This area has become, in Di Stasio’s words, a high-cost enclave where middle-class families can no longer afford to buy. High purchase prices and steep property taxes outweigh the benefit of proximity to jobs and infrastructure. For many, the tax payment alone is equivalent to taking on a second mortgage.

A Tax Burden Without Relief

Di Stasio is clear on what would help: property taxes need to come down. “The only solution if you have to lower cost, you have to lower the taxes,” he argues. He says affordability will not return without significant tax relief.

He points out that the problem is not limited to luxury buyers. “Just quality blue and white collar, regular, ordinary people” are feeling the squeeze, he says, as real estate costs, property taxes, and energy bills all continue to rise. He says residents face new utility taxes and higher energy costs as the state outsources energy production.

As a result, Bergen County is undergoing a slow demographic change. The region is increasingly dominated by wealthy residents who can absorb the high costs and long-term homeowners who bought before prices and taxes soared. The middle is disappearing. Average-earning families and first-time buyers are being priced out by both home prices and tax policy.

Market Adaptations and New Strategies

Di Stasio’s firm has adapted by broadening its focus to help clients manage these challenges. In addition to local residential and commercial transactions, his team now specializes in international real estate investment. The firm also works with clients interested in international real estate investment, including properties in Italy’s tourism-focused areas.

Whether other market participants develop creative solutions — or the government reduces the tax burden — will determine whether Bergen County remains accessible to a broad range of buyers. Without intervention, the county could become dominated by wealthy and long-term owners, leaving little room for new families.

Looking Ahead: What’s at Stake

The current affordability crisis in Bergen County is not a short-term pricing anomaly. It is the result of persistent, overlapping pressures: rising home values, steep property taxes, and policy choices that increase the cost of living. Unless these issues are addressed, the region’s housing market may lose the diversity and vibrancy that have long made it attractive.

For average families and first-time buyers, the window to enter the Bergen County market is closing. For policymakers and industry professionals, the challenge is to restore balance before the demographic shift becomes permanent. If solutions are not found, access to homeownership in Bergen County may continue to shrink.