Bergen County Defies National Trends as Seller’s Market Holds Firm

Written by:

Steve Marcinuk

Date:

03 Feb 2026

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While much of the United States has become more favorable to buyers, Bergen County, New Jersey, remains one of the country’s strongest seller’s markets. This dynamic is creating unique hurdles and opportunities for both buyers and sellers in one of the region’s most competitive real estate environments.

Cheryl Cooper, team leader of The Cheryl Cooper Group and a 30-year industry veteran, has observed that Bergen County’s market has resisted national trends, primarily due to its proximity to Manhattan. “You can’t just group us in with New York or Connecticut. Our market is different,” she says.

Location Drives Demand

Bergen County’s strength lies primarily in its location just 20 minutes from Manhattan, making it a top choice for commuters who want access to the city while preferring suburban life for raising families. This steady demand has kept inventory low and competition intense.

Cooper reports that county listings often sell within a week, especially in the lower price ranges. “If you don’t have an offer on your house in a week, and you have a house between zero and $800,000, you are overpriced,” she says.

Properties priced below $800,000 typically attract multiple offers and sell quickly. Homes in the $800,000 to $1.2 million range may take slightly longer but are still likely to receive bids from several buyers. Only at the $2 million-plus level does the pace slow, with sales taking 60 to 120 days and buyers expecting exceptional quality for the price.

Strategies for First-Time Buyers

First-time buyers face tough odds in this environment. Cooper recommends they look beyond move-in-ready homes and target properties that need cosmetic updates. This approach allows them to avoid paying a premium for finishes and instead build equity through renovations.

“Don’t buy a home that’s completely done for you, because in five to seven years, you won’t be able to say you have a new kitchen or bathrooms,” Cooper advises. She encourages buyers to purchase homes that need updates, complete improvements over time, and then benefit from increased value when they sell.

However, she stresses that buyers should focus on the essentials first: the age and condition of the furnace, air conditioning, roof, and other critical systems. These factors determine whether a home is a wise long-term investment, regardless of cosmetic appeal.

Competitive Bidding and Inspection Practices

In today’s Bergen County market, buyers regularly pay above list price. “Everybody says, ‘Well, I don’t want to overpay.’ Well, guess what? You’re going to overpay,” Cooper tells clients. She recommends that buyers budget below their maximum affordability to allow room for bidding wars. “If your affordability is at $800,000, start looking at houses at $700,000 because that $800,000 house is most likely going to go closer to $900,000.”

The intensity of competition has also changed how inspections are handled. While buyers still conduct inspections, many waive repair requests, except for structural or environmental issues. This tactic makes their offers more attractive but leaves them responsible for any problems that arise after closing. Cooper cautions that this strategy carries risk, as buyers may face unexpected repair costs soon after moving in.

Interest Rates and Cash Buyers

Although mortgage rates have fallen from their peak above 7% to just over 6%, many buyers remain hesitant, comparing today’s rates to the record lows of recent years. “People still think that six and a quarter percent is high,” Cooper notes. From her long-term perspective, current rates are reasonable: “If you look at 10-year averages, mortgage rates were about 7%. So in my mind, rates are still below average.”

Financed buyers, however, face stiff competition from cash buyers. “We have a lot of cash buyers, and a lot of our buyers that have mortgages are getting beat out,” Cooper says. The prevalence of cash offers means that financed buyers need to be more flexible and, at times, take additional risks to compete.

Development Outlook in a Tight Market

For developers, Bergen County offers strong potential, but price expectations must align with local realities. Cooper says that if a 20-unit townhouse project were priced at $500,000 to $700,000, “They’re going to sell out on the first day if they do it here.” However, she notes that such pricing is unrealistic for new construction, which typically starts at over $1 million per unit.

She points to a recent example: a 37-unit condominium project that began selling units in the mid-$700,000s four years ago. By the last phase, prices had risen to $1.3 million per unit. This rapid appreciation demonstrates both the premium attached to new construction and the ongoing demand in the market.

Taxes and Market Resilience

High property taxes are a well-known feature of Bergen County, but they have not slowed demand. “It’s not a deal killer because it’s expected, but it’s certainly a sticker shock,” Cooper acknowledges. Recent reassessments have pushed taxes even higher, with Cooper’s own tax bill rising by nearly $2,000. Despite resident complaints, homes continue to sell, and buyers factor taxes into their budgets as a given cost of living in the area.

Market Outlook: Why Bergen County Stands Apart

Looking ahead, Cooper expects home values in Bergen County to continue rising at an annual rate of 2% to 4%, driven by sustained buyer demand and limited inventory. “If we had no more buyers come into the market, we still have about another year and a half of absorbing those buyers into the market,” she estimates. This absorption rate, combined with geographic advantages, indicates that the seller’s market will persist well into the future unless there is a significant, unforeseen disruption.

This resilience stands in contrast to many other parts of the country, where rising rates, increased inventory, or weaker demand have created more balanced or even buyer-friendly markets. Bergen County’s unique position as a gateway to Manhattan, combined with a strong local economy and limited developable land, continues to support high demand and rapid sales.

Lessons for Industry Professionals

For real estate professionals in other areas, Bergen County highlights the importance of understanding local market drivers. National trends may suggest a slowdown, but regional factors such as location, supply constraints, and buyer demographics can sustain a strong seller’s market despite broader economic headwinds.

Cooper’s experience underscores that success in real estate depends on recognizing what makes each market unique. In Bergen County, the combination of proximity to New York City, limited inventory, and continued buyer interest has created conditions that defy national trends. Agents, developers, and buyers who understand these dynamics are better positioned to succeed, even as the national market shifts.

As the real estate landscape continues to evolve, Bergen County serves as a clear example of how local market fundamentals can outweigh national headlines. For buyers, it means preparing for competition and acting quickly. For sellers and developers, it offers continued opportunity, provided they understand the realities of pricing, taxes, and buyer expectations in one of the region’s most sought-after markets.