Northern New Jersey Homes Are Still Getting 13 Offers – This is What Changed (And What Didn’t)

Written by:

Alejandra Rodriguez

Date:

28 Apr 2026

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A three-bedroom house in Fair Lawn recently hit the market at a price many buyers already considered high. Within days, it received 13 offers — some at the asking price, others as much as $115,000 over. The winning buyer waived the appraisal and limited the inspection to major issues. Six months ago, nearly identical bidding wars were playing out across the area.

While national headlines describe cooling real estate markets and buyers taking their time, northern New Jersey — especially Bergen County — remains intensely competitive. Nicole Romanik, a licensed real estate sales associate with Keller Williams Village Square Realty who specializes in Bergen County sellers and investors, says the fundamentals are unchanged. “We’re still firmly planted in a seller’s market,” she says.

If you’ve been waiting for prices to drop or for buyers to gain leverage, that moment hasn’t arrived. Here’s what’s actually happening in northern New Jersey, and what it means if you’re buying or selling today.

Where the Market Stands

Homes priced appropriately are selling quickly, often attracting multiple offers that push final sale prices well above the list. In towns like Fair Lawn, Westwood, and Ridgewood, buyers routinely offer 6% to 10% over asking. Exceptional properties, like the Fair Lawn listing, can see even larger premiums.

Appraisal waivers are common, and buyers are limiting inspections to major structural or environmental issues. Negotiations over minor repairs or cosmetic flaws rarely succeed. Homes that sit on the market for more than three weeks are typically overpriced from the start.

“Most of the time, the asking price is not what people are going to pay,” Romanik says. “They’re going to be paying much, much more.”

The timeline from listing to offer is short. A home listed on Thursday often receives multiple offers by the following Tuesday. More decisive competitors usually outpace buyers who hesitate or try to negotiate.

Why the Market Hasn’t Cooled

Three main factors are keeping northern New Jersey’s market hot even as other regions slow.

First, inventory remains limited. Despite New Jersey losing about 18% of its population annually to out-migration, Bergen County towns continue to see a tight supply. Many families who grew up locally return after living in New York City, maintaining a steady demand that outpaces the number of available homes.

Second, life events drive moves more than mortgage rates. Buyers aren’t waiting for rates to drop; they’re moving because of births, job changes, or outgrowing their current space. “People don’t solely move based on interest rates,” Romanik explains. “Moves are done during life changes.”

Third, Bergen County’s strong school systems and commutable access to New York City keep towns like Ridgewood, Fair Lawn, and Westwood in demand. Ridgewood homes rarely list below $1 million, while Fair Lawn offers a more accessible entry point with excellent schools, attracting families who want both value and quality of life.

How Fast Everything Moves

The pace of the market is relentless. Listings generate showings within days, and offers follow shortly after. Buyers who wait even a week often discover the home is already under contract.

Closings usually take 30 to 45 days, assuming financing and appraisals proceed smoothly. However, the real competition happens within the first few days after a home is listed. “I put something on the market on a Thursday, and I’m fielding offers on Tuesday,” Romanik says.

Serious buyers have pre-approval in hand before touring homes. Without it, they can’t act quickly enough to compete.

For Buyers

If you’re looking to buy in northern Bergen County, recognize that you’re entering a seller’s market and adjust your approach.

– Secure pre-approval before you tour any homes. Sellers expect proof you can close, and you’ll need to move fast when you find a property you like.

– Prepare to offer above the asking price. The listing price is the starting point, not the ceiling. In competitive towns, budget for at least 5% to 10% over the asking price.

– Limit inspection requests to major concerns only. Focus on structural issues, environmental hazards, and significant repairs. Minor cosmetic items are unlikely to be negotiated.

– Be ready to waive the appraisal contingency if you have the cash to cover any gap. Most winning offers include this, and without it, your offer may not be competitive.

For Sellers

Sellers have the advantage, but only if they price their home correctly from the beginning.

– Follow your agent’s pricing recommendations. Overpricing can result in a listing that sits on the market too long and ultimately sells for less. Romanik recalls a listing that lingered for 26 days after the seller insisted on a higher price; it eventually sold below asking after a price correction.

– Stage your home and invest in professional photography. Even in a hot market, a strong presentation helps generate multiple offers.

– List in the spring if possible. Families aiming to move before the new school year start searching now, increasing buyer competition and driving higher offers.

The Bottom Line

Northern New Jersey’s residential market remains highly competitive, contrary to national headlines. Sellers still command the upper hand, buyers are still bidding aggressively, and properly priced homes are selling quickly with multiple offers. Romanik warns that relying on national news can be misleading: “If people listen to the national news and don’t really understand their region, it can be deceiving.” Success in this market depends on understanding the specific dynamics at play locally – not national trends.

About the Expert: Nicole Romanik is a licensed real estate sales associate with Keller Williams Village Square Realty, specializing in Bergen County sellers and off-market investment properties. With 25 years of client experience in advertising before real estate, she brings a marketing-focused approach to guiding clients through northern New Jersey’s competitive market.

This article is intended for informational purposes only and does not constitute legal, financial, or investment advice. The views and opinions expressed herein reflect those of the individuals quoted and do not represent an endorsement of any company, product, or service mentioned. Readers should conduct their own due diligence and consult qualified professionals before making any investment decisions.