Note: For the purposes of this post, Northwest Bergen is defined as Allendale, Franklin Lakes, Glen Rock, Ho-Ho-Kus, Mahwah, Midland Park, Oakland, Ramsey, Ridgewood, Saddle River, Upper Saddle River, Waldwick, and Wyckoff. All data courtesy of NJMLS for single-family homes in Northwest Bergen and deemed reliable but not guaranteed.
In the world of New Jersey real estate, Northwest Bergen represents more than just a zip code; it is a resilient financial asset. In 2025, this region—encompassing the prestige of Ridgewood, the boutique charm of Ho-Ho-Kus, and the sprawling estates of Saddle River and Franklin Lakes—demonstrated a level of market strength that defied national cooling trends.
While 2024 was impressive, 2025 was historic.
The Headline: A Hefty 13.33% Leap
The data from 2025 tells a story of relentless demand. The median sale price for Northwest Bergen settled at $1,105,000, marking a significant 13.33% jump from the 2024 median of $975,000.
This isn’t a one-off spike. 2025 marks the seventh consecutive year of median sale price increases for the region. We haven’t seen a “Buyer’s Market” in Northwest Bergen since 2018. After shifting to neutral in 2019, we have been in a sustained, high-intensity Seller’s Market since 2020.
A Tale of Two Speeds: The Full Market Spectrum
To understand the Northwest Bergen market, one must look at the varying velocities across different price points. While the entire region is in a seller’s market, the experience for a homeowner varies based on their tier.
The Engine Room: The 90% MAJORITY
The vast majority of the market is moving at a blistering pace, spending just 14 days on market. For homes priced below the elite threshold, inventory is captured almost immediately, closing at a median sale price of $999,999. This segment defines the high-intensity atmosphere of the region, where buyers must be prepared to move decisively.
The “Elite Tier”: $2.2M and Above
The top 10% of our market now begins at the $2,200,000 threshold. While these “wow-factor” properties represent the pinnacle of the market, they naturally require a more patient, calibrated approach.
- The Velocity Gap: The contrast in timing is stark. While the remaining 90% of the market spent very little time on the shelf, the top 10% saw a median of 34 days on market—more than double the time of the broader market.
- The Record Breaker: The highest sale of the year was an $8,400,000 estate in Saddle River. This property serves as a vital lesson in pricing alignment: originally listed for nearly $10M in late 2023, it was relisted and recalibrated in August 2024, ultimately finding its buyer in April 2025 after 199 days on the market.
- The 100% Standard: Despite the differences in speed, the result remains consistent: the top 10% realized a median 100% list-to-close price ratio. Whether at $1.1M or $8M, Northwest Bergen sellers are successfully realizing their asking prices.
The Absorption Factor: A Serious Seller’s Market
We finished the year with a 40.51% absorption rate. To put that in perspective, any rate over 20% is considered a seller’s market.
However, even a relentless market has its breaths. In April 2025, we saw a brief, localized dip into “Neutral” territory—a moment of reprieve for savvy buyers before the median price began its month-over-month climb for the remainder of the year.
Why Northwest Bergen? The “Creme de la Creme” Draw
My clients—ranging from first-time buyers to C-Suite executives—are all searching for the same thing: Functional Excellence.
- Walkable Prestige: Towns like Ridgewood and Ho-Ho-Kus offer a level of “Village Life” that allows for a walkable commute and world-class dining.
- Acreage and Scale: For those seeking privacy, Franklin Lakes and Saddle River offer larger property options that function as true personal sanctuaries.
- The Aesthetic Demand: Buyers in this corridor are looking for the “creme de la creme”—high-end finishes, integrated smart home technology, and architectural designs that truly “wow.”
What This Means for 2026
The 100% list-to-close ratio proves that the Northwest Bergen market is incredibly efficient. If a home is presented with high-fidelity marketing and priced with precision, it sells at value.
For Sellers, your leverage is at an all-time high, but the “April Dip” reminds us that timing and strategy are still paramount. For Buyers, navigating a seven-year growth streak requires a partner who understands the nuance between a “hot” listing and a “smart” investment.
Thinking of navigating the Bergen market this Spring? In a market this competitive, your strategy needs to be as calibrated as the data itself. Let’s sit down to discuss your 2026 goals.
2025 Median Sale Prices by Neighborhood
- Allendale: $1,287,500 (54 sales)
- Franklin Lakes: $1,737,500 (102 sales)
- Glen Rock: $1,135,000 (112 sales)
- Ho-Ho-Kus: $1,212,500 (60 sales)
- Mahwah: $1,072,000 (112 sales)
- Midland Park: $775,000 (45 sales)
- Oakland: $730,500 (120 sales)
- Ramsey: $950,000 (105 sales)
- Ridgewood: $1,265,000 (227 sales)
- Saddle River: $2,475,000 (40 sales)
- Upper Saddle River: $1,560,000 (105 sales)
- Waldwick: $689,000 (83 sales)
- Wyckoff: $1,173,500 (146 sales)