Bergen County, New Jersey Housing Market Stays Competitive Despite National Slowdown

Written by:

Steve Marcinuk

Date:

20 Apr 2026

Share

Share via Facebook

Share via Linkedin

Share via X

Copy to clipboard

National headlines point to a cooling U.S. housing market, but Bergen County, New Jersey, is bucking the trend. Homes across the county are still selling above asking price, with multiple offers arriving within days. Buyers continue to waive appraisals and limit inspections, making this one of the region’s most competitive markets for buyers.

Nicole Romanik is a licensed real estate sales associate with Keller Williams Village Square Realty. She brings 25 years of advertising experience — working with clients ranging from nonprofits to Fortune 500 companies — and applies that marketing expertise to every transaction.

“My marketing background really helps my listings stand out and sell for the best price possible,” Romanik says. Her experience spans accounts from small nonprofits to those with budgets in the hundreds of millions, giving her insight into client needs across all price points.

Still a Seller’s Market

Despite broader economic uncertainty and reports of national slowdowns, Bergen County remains a fast-paced market where demand outpaces supply, giving sellers the upper hand. Romanik recently represented a Fair Lawn, NJ, property that attracted 13 offers, with bids ranging from the list price to $115,000 above it.

“In our market, if a house is listed at $750,000, buyers expect to offer at least $800,000 to be competitive,” Romanik explains. “We’re not negotiating down — we’re negotiating up.”

This environment can be challenging for sellers who ignore professional pricing advice. In one recent case, sellers listed above Romanik’s recommended price. The property sat for 26 days, which is unusually long for Bergen County, and ultimately sold below asking.

“Seller success depends on listening to professional guidance,” she says, emphasizing the need for realistic pricing even in a strong market.

How Buyers Stay Competitive

Competitive buyer behavior remains the norm. Buyers must be prepared to use aggressive tactics, many of which became standard during the pandemic boom.

“Buyers need to be well-informed by their agent,” Romanik explains. “Waiving appraisals is still common here. If buyers don’t have the cash to cover a potential appraisal gap, it can become a real issue.”

Buyers are also limiting their right to back out or renegotiate based on inspection findings. Most buyers now focus only on major structural or environmental concerns, not minor repairs. “You’re not negotiating over loose tiles or leaky faucets — only significant issues will be addressed in this market,” she says.

Bergen County’s Most Competitive Towns

While Bergen County’s overall market is strong, certain towns are especially competitive. Northern Bergen County communities continue to command premium prices, driven by strong schools and commuter access.

Ridgewood consistently ranks among the county’s most competitive markets. “You rarely see anything under a million dollars in Ridgewood, and prices can reach six or seven million,” Romanik notes. Despite high property taxes, strong schools, and easy access to New York City, demand remains high.

Fair Lawn offers a more accessible entry point but remains fiercely competitive. “It has a lower entry price, but the competition is still intense due to excellent schools,” Romanik says. One recent Fair Lawn sale closed $110,000 above the asking price.

Westwood is another standout, with homes typically selling 6 to 10 percent above the seller’s asking price. These towns benefit from strong school districts and commuter access, driving sustained demand across price points.

Cash Buyers, Investors Active

Cash sales are common, especially among investors targeting properties priced between $500,000 and $900,000. Many seek homes they can renovate or demolish to build larger, higher-value properties in their place.

“Some investors buy properties just to tear them down and build larger homes,” Romanik says. While some New York City buyers pay cash for primary residences, most individual homebuyers still rely on mortgage financing.

Low Inventory Despite Migration Shifts

Pandemic-era migration surges have faded, and movement has returned to pre-pandemic patterns. “Many people grow up in Bergen County, move to the city for a few years, and return to the suburbs when they start families,” Romanik says.

Despite reports of ongoing outmigration from New Jersey, inventory remains tight. “Even though the state’s population is declining, we still see a shortage of available homes,” she says, highlighting a disconnect between demographic trends and local supply constraints.

Life Events Drive Most Moves

While higher interest rates are part of the conversation, Romanik says major life events continue to drive most moves. “People relocate because of life changes — outgrowing an apartment, having a third child, or getting a big promotion,” she explains.

She points to historical context: “In the 1980s, interest rates were in the double digits, but people still moved. Rates matter, but they’re rarely the main reason people buy or sell.”

National Headlines Miss Local Picture

Romanik says national media coverage often misleads buyers and sellers about local conditions. She compares it to a national weather report: “If the average temperature across the U.S. is 60 degrees, that doesn’t mean it’s 60 degrees in New Jersey.”

This disconnect can mislead buyers and sellers. “If people hear on the news that it’s a buyer’s market and houses aren’t selling, that’s not what’s happening here,” Romanik says. “When I list a property on Thursday, I’m usually fielding multiple offers by Tuesday.”

Factors That Could Shift the Market

Romanik monitors several external factors that could affect the market. Some buyers have paused their searches due to geopolitical uncertainty.

Rising energy costs are another potential obstacle. “Gas prices impact household budgets. If filling your tank costs twice as much, or heating bills rise, it affects what people can afford,” Romanik says.

Despite these concerns, market activity remains robust, especially during the spring selling season. Many families search aggressively in the spring to align their moves with the school calendar.

Why Local Expertise Matters

Romanik stresses the value of working with experienced professionals. “My advice to buyers is to stay patient, stay flexible, and listen to your realtor,” she says.

She draws an analogy to hiring skilled tradespeople: “When I had my bathroom redone, I didn’t tell the professionals how to tile or install sheetrock. You hire experts for a reason. The same goes for real estate. Your agent knows the market.”

In Bergen County, decisions about pricing, timing, and negotiation can make a significant difference for buyers and sellers alike.

Local Knowledge Beats National Trends

Bergen County’s housing market shows how local conditions can diverge sharply from national trends. While much of the country is seeing slower sales and price reductions, Bergen County remains highly competitive, with strong demand across price points and neighborhoods.

Success in this market requires more than following national news or relying on outdated assumptions. Buyers and sellers need to understand local dynamics, act quickly, and make informed decisions with the help of experienced professionals. Bergen County’s real estate landscape remains unique, and those who adapt to its realities are best positioned to succeed.

About the Expert: Nicole Romanik is a licensed real estate sales associate with Keller Williams Village Square Realty in Bergen County, New Jersey, bringing 25 years of advertising and client management experience to every transaction. She specializes in helping buyers and sellers navigate one of New Jersey’s most competitive housing markets.

This article is based on information provided by the expert source cited above. It is intended for general informational purposes only and does not constitute legal, financial, or real estate advice. Readers should conduct their own research and consult qualified professionals before making any real estate or financial decisions.