As we close the chapter on 2025, the real estate narrative across the New York and New Jersey border has shifted away from the frantic pace of previous years toward something far more disciplined. We are seeing a market defined by calibrated movement—where buyers are no longer just looking for square footage, but are specifically seeking out homes with functional integrity and enduring character.
2025 Regional Retrospective: Calibrated Growth and the Scarcity of Uncommon Properties
If there is one thing I’ve seen this year, it’s that people are looking for more than just a house—they are looking for a sanctuary. 2025 was a fascinating year to be on the ground here, watching how our different neighborhoods across the New York and New Jersey border found their own unique rhythm.
Whether you were looking for the rolling hills of Warwick or the riverfront charm of Orangetown, the common thread was a search for “Environmental Value.”
The Big Picture: Trading Friction for Clarity
I talk a lot with my clients about the “Strategic Trade-Off.” It’s that moment when a high-achieving professional decides that a 15-minute shorter commute isn’t worth the mental drain of tight urban spaces.
This year, I watched so many people successfully reallocate their resources. They traded the pressure of the city for the clarity of our regional landscape. They realized that a 45–60 minute drive isn’t a drain—it’s a vital, structured buffer that ensures they arrive home completely present.
Regional Snapshots: What I Noticed in the Field
The Hudson Valley Corridor
In places like Warwick, we saw a record-breaking year. The “Acreage Advantage” became the local gold standard. People weren’t just buying homes; they were buying privacy, trail access, and room to breathe. Seeing the median price hit nearly $600,000 for the first time shows just how much people value that space.
Over in Orangetown, it was all about that “Riverfront Pull.” The demand for neighborhoods like Palisades and Snedens Landing remained incredibly tight. Even though price growth leveled off to a healthier 4.67%, the lack of inventory created an extreme seller’s market by the end of the year.
Orangetown Neighborhoods: Blauvelt | Orangeburg | Palisades | Pearl River | Piermont | Nanuet | Nyack | Sparkill | Tappan | West Nyack
North County (Northern Westchester)
Further east, North County—encompassing the rolling hills of Bedford, North Salem, Pound Ridge, Somers, and Lweisboro—remained the ultimate destination for “Estate-Scale Luxury.” In 2025, the market here was defined by an appreciation for the equestrian lifestyle and 18th-century farmhouses. Buyers in North County aren’t just looking for land; they are looking for a heritage asset that offers a total retreat from the modern world while staying within reach of the city.
Northern Bergen County
Across the border in Bergen, the story was one of “Family-Centric Prestige.” Towns like Ridgewood and Ho-Ho-Kus remain the gold standard for a reason. Buyers here are prioritizing top-tier schools and walkable downtowns, proving that even in a shifting market, high-quality community assets never go out of style.
Northwest Bergen Neighborhoods: Allendale | Franklin Lakes | Glen Rock | Ho-Ho-Kus | Mahwah | Midland Park | Oakland | Ramsey | Ridgewood | Saddle River | Upper Saddle River | Waldwick | Wyckoff
Pascack Valley Neighborhoods: Emerson | Hillsdale | Montvale | Park Ridge | River Vale | Township of Washington | Westwood | Woodcliff Lake
Northern Valley Neighborhoods: Alpine | Bergenfield | Closter | Cresskill | Demarest | Dumont | Englewood | Englewood Cliffs | Harrington Park | Haworth | Northvale | Norwood | Old Tappan | Rockleigh
The “Want” List of 2025
Regardless of the town, my clients’ wish lists became much more intentional this year. I noticed three non-negotiables:
- Functional Home Offices: Not just a desk in a corner, but a dedicated space for deep focus.
- Outdoor Zones: Whether it’s a usable backyard in Orangetown or five acres in North County, outdoor space is now a primary wellness tool.
- Flex Space: From finishable basements to “wellness rooms,” people want their homes to adapt to their evolving lives.
The Bottom Line
2025 showed us that our area offers something you simply can’t replicate elsewhere. We have the natural beauty to help you slow down, but the proximity to keep you connected.
Ready to align your 2026 goals? Whether you are looking to unlock the equity in your current home or find your next sanctuary, our team is ready to provide the data and local insight you need to move forward with absolute confidence.
2025 Median Sale Prices By Featured Neighborhoods
Bergen County
- Northwest Bergen: $1,105,000 (up 13.33% YoY)
- Pascack Valley: $855,000 (up 8.33% YoY)
- Northern Valley: $920,000 (up 10.18% YoY)
Hudson Valley
- Orangetown: $740,000 (up 4.67% YoY)
- Warwick: $595,500 (up 10.53% YoY)
Westchester
- North County: $999,000 (up 5.26% YoY)
Sign up for our monthly e-newsletters:
