All data for Single-Family homes located within Bergen County, New Jersey courtesy of NJMLS and deemed reliable but not guaranteed.

Decoding the Data: What Bergen County September Sales Mean for Buyers and Sellers

Welcome to your monthly market analysis! As the season shifts and the school year starts again, September often serves as a key pivot point in the real estate calendar. The frantic pace of summer gives way to a more methodical, strategic market.

Understanding the metrics isn’t about simply reading numbers; it’s about translating those numbers into a strategic advantage for your next move. For this month’s report, we dive into the data for Bergen County to uncover the key insights that every buyer and seller should know to succeed right now.

The Key Market Metrics Breakdown

Here is a look at the most telling statistics from September 2025 in the Bergen County market, with comparisons to last year (September 2024) and last month (August 2025).

1. Median September Sales Price: Bergen County Up from 2024, down from August

The Median Sales Price in Bergen County concluded September at $825,000 – with sales ranging from $382,500 to $17,700,000.

• The Interpretation: The decrease of 6% month-over-month (down from $880,500 in August) and up 5% year-over-year (up from $784,500 in September 2024) supports Bergen County’s still desirable market. This is the fifth year in a row that September’s median sale price fell below that of August.
• For Buyers: Been shopping since spring and losing hope? Don’t give up – the late fall and winter months generally see the lowest sale prices of the year.
• For Sellers: While a 6% may raise a red flag for some, since 2021 September’s median sale price has always been lower than that of August. So far this year, each month has broken its previous year’s median sale price, and this September continued that trend. Even still, showcasing your property in it’s best light is imperative to getting the best price for it.

2. Days on Market (DOM): 30 and Under

The Median Days on Market (DOM) is the clearest indicator of market speed. September saw the median time a listing stayed on the market rise to 19 days, up slightly from 17 days in September 2024.

• The Interpretation: Increasing sales prices with DOM still below 30 days is an ideal seller’s market. This indicates less time for buyers to make decisions and often have to make a competitive offer from the jump.
• For Buyers: Take in as much as you can about the home from the first time you see it. DOM under 30 days doesn’t leave much time for you to go back and take a second or third look at a property, and 19 days leaves even less. Properties are still receiving the prices they’re demanding, so crunch those numbers with your lender ahead of time and be prepared to make an offer quick if it’s a home you like.
• For Sellers: With all this positive news as a seller in Bergen County’s market, don’t get lazy! Showcase your home as if it’s a buyer’s market, and you’ll demand that much more for your property.

3. Active Inventory: More Choices for Buyers

The total number of Active Inventory (a.k.a. homes for sale) saw a significant increase compared to last year, with 1,684 homes for sale at the end of the month. This is nearly 50% more homes for sale compared to September 2024.

So far this year, each month has seen an increase of 50% or more compared to the year before.

Did you know? 2023 was Bergen County’s worst year for inventory. The number of homes for sale never surpassed 1,000, hitting a high in July at 983 and a low in December at 632 – for the entire county!

• The Interpretation: While an increase or decrease of anything at a rate of 50% can be intimidating, Bergen County’s inventory is still incredibly low compared to pre-2020 levels. Before that, inventory levels were consistently at 2,000 – 3,000+ homes each month.
• For Buyers: This is welcome news for buyers. More homes on the market means less cutthroat competition and more selection.
• For Sellers: This simply means you have to work that much harder to make your home stand out. The market is less forgiving of mediocre photos, poor presentation, or aggressive pricing when buyers have alternatives.

4. Percentage of List Price Received: Asking Price is Just The Baseline

September data shows the average home sold for 100.6% of its original list price.

• The Interpretation: This figure tells us that listings are still securing their asking price, leaving little room for negotiation.
• For Buyers: Don’t be surprised if the Bergen County home you have your eyes on has multiple offers. Rely on your realtor’s local expertise for guidance on a likely sale price of the home you’re considering an offer on.
• For Sellers: You are in the years of the strongest seller’s market Orangetown has ever seen. While it is still very possible to receive multiple offers on your home, pricing in that sweet spot is still key to opening up your home to the best pool of ideal buyers. When I talk pricing with my clients, we explore three different pricing routes to see which aligns best with their timeline and goals.

5. Absorption Rates: The Key Indicator

Absorption Rate is what ties all the data together and is used as a general rule of thumb for the type of market (buyer’s, seller’s, or neutral) we are in. Here’s the breakdown:

• Buyer’s Market: Less that 15%
• Neutral Market: Between 15% and 19.99%
• Seller’s Market: 20% and over

Bergen County’s September market saw a 26.4% absorption rate. Considering the low days on market, 100% of original asking price, and increasing sales price, this indicated Bergen County is in a steady seller’s market.

Even if we saw a month suggest a “neutral” or “buyer’s” market, I wouldn’t consider it a “true market shift” until there were three or four consecutive months of such. Bergen County hasn’t seen 3+ months consecutive buyer’s market months since the winter/spring of 2016 (January – April).

Expert Insight: Your Next Strategic Move in Bergen County

The statistics confirm that the Bergen County market is holding strong in the favor of sellers. The landscape remains competitive for buyers as sale prices continue to increase and homes still receive at or above their asking price.

Strategy for Sellers

Use this market to your utmost advantage. Know your timeline and capitalize on it based off your neighborhood’s inventory levels. While homes have been staying on the market slightly longer this year compared to previous years, the market is still in your favor. Schedule a strategy call with our team to see how we can help you get the most for your investment.

Strategy for Buyers

Your best move right now is Patience and Preparation. Before you begin touring homes in-person, make sure you have your pre-approval ready and a structured needs and wants list. As a realtor that has helped dozens of buyers secure their homes, I’m confident we can help you land your next one. Call or email us to get started on your buying journey today.

Ready to Turn the Data into a Personalized Plan?

General market statistics can be a helpful guide, but they don’t tell your home’s unique story. Real estate is micro-local, and the price of a home on one street can differ wildly from a home two blocks away.

As your local partner and expert, I look beyond the reports. I can break down these September numbers for your specific neighborhood and property type and develop a personalized, strategic plan tailored exactly to your unique goals.

Whether you’re curious about your home’s current valuation or ready to start your search, let’s schedule a brief, no-obligation strategy session.