Bergen County, NJ Single-Family Market Snapshot (NJMLS)
Annual county-level residential single-family statistics. Updated: 2025 full year.
Bergen County continues to show limited single-family inventory relative to demand, with pricing supported by
low months of supply and faster market times. In 2025, homes sold at an average of
103.53% of original list price with an average of 34 days on market.
2016 → 2025 change
+82.6%
+89.4%
-52.1%
+8.18 pts
Percent changes are calculated from the annual NJMLS county reports shown (single-family, Bergen County).
How to read these numbers
- Sale/OLP compares the final sold price to the original list price.
- DOM is average days on market for closed sales.
- Months of inventory estimates supply based on current actives and recent sales pace.
- County-level statistics combine all Bergen County towns and price ranges within the report criteria.
NJMLS Statistics Report (Bergen County, Residential, single-family), annual date ranges 2016–2025.
Bergen County NJ $5M+ Luxury Real Estate Market Report (2016–2025)
This report summarizes Bergen County’s $5,000,000+ residential market using
NJMLS annual statistics (Jan 1–Dec 31 each year, all towns, all property types).
Because the $5M+ segment is a thin market, year-to-year totals can swing based on a small number of transactions,
so the most reliable insights come from multi‑year patterns.
121 total $5M+ sales
$919.6M
~12.1 sales/year
~$7.6M
Data source: NJMLS annual statistics reports for Bergen County, price range $5,000,000+ (Jan 1–Dec 31 for each year).
Year-by-Year Bergen County $5M+ Closings (NJMLS)
“Avg Sold-to-List” below is calculated as Average Sold ÷ Average List for the sold set in each year (a practical pricing indicator).
| Year | Sold | Total Volume | Avg Sold | Median Sold | Avg DOM | Avg Sold-to-List |
|---|---|---|---|---|---|---|
| 2025 | 25 | $185.944M | $7.438M | $6.500M | 212 | 98.8% |
| 2024 | 13 | $111.355M | $8.566M | $6.750M | 179 | 85.9% |
| 2023 | 13 | $99.528M | $7.656M | $5.900M | 166 | 92.0% |
| 2022 | 17 | $141.243M | $8.308M | $6.000M | 153 | 97.0% |
| 2021 | 15 | $118.225M | $7.882M | $6.850M | 187 | 83.7% |
| 2020 | 5 | $35.736M | $7.147M | $6.995M | 166 | 83.5% |
| 2019 | 11 | $73.925M | $6.720M | $6.800M | 119 | 87.0% |
| 2018 | 5 | $30.000M | $6.000M | $5.800M | 204 | 92.1% |
| 2017 | 8 | $52.425M | $6.553M | $6.338M | 133 | 90.1% |
| 2016 | 9 | $71.200M | $7.911M | $6.000M | 71 | 94.0% |
What the 10-Year Data Suggests
-
Sales volume is volatile, but the recent baseline is higher.
Annual $5M+ closings ranged from 5 to 25, with 2023–2025 averaging materially higher than the late‑2010s. -
The “typical” closing price stays anchored in the mid‑$6M range.
Over the decade, annual median sold prices generally cluster between roughly $5.8M and $7.0M, even when average prices move around. -
Time-to-sale supports a patient, negotiation-aware market.
Ultra-luxury deals often require longer marketing runways; 2025’s average DOM (212 days) reinforces the importance of pricing precision and presentation. -
Pricing strategy is a primary lever.
The sold-to-list indicator varies year to year, reflecting how initial positioning, competition, and condition influence negotiation dynamics.
Guidance for $5M+ Buyers in Bergen County
- Expect longer decision cycles than the broader market; many sellers at this level prioritize fit and timing.
- Negotiation strength often depends on competing inventory, renovation level, and due diligence readiness.
- Inspection items and documentation clarity can materially affect outcomes (mechanicals, roof age, permits, pools, generators, etc.).
Guidance for $5M+ Sellers in Bergen County
- Plan for a multi-month marketing runway; the $5M+ segment does not behave like entry-level demand.
- Media quality and pre-list preparation can shorten time-to-offer and support cleaner negotiations.
- Ultra-luxury buyers tend to respond best when a listing is specific about its strengths (privacy, land, turnkey condition, indoor-outdoor flow, location advantages).
Informational use only. Not an appraisal, CMA, or guarantee of results. Market conditions vary by town, property type, condition, and micro-location.
FAQ: Bergen County $5M+ Luxury Market
How many $5M+ homes sold in Bergen County last year?
In 2025, NJMLS annual statistics for Bergen County (price range $5,000,000+) show 25 closed sales.
What is the typical sale price for Bergen County $5M+ homes?
Across 2016–2025, annual median sold prices generally ranged from about $5.8M to $7.0M, with year-to-year variation.
How long do $5M+ homes take to sell in Bergen County?
Across the last decade, average days on market for closed $5M+ sales often fall in a multi-month range, and can be longer depending on pricing, condition, and competition.
Is the $5M+ market seasonal?
Seasonality exists, but in ultra-luxury, pricing, presentation, and available inventory often have a larger impact than the calendar alone.
Bergen County town rankings by average sold price (2016–2025)
Metric: Average Sold from the Sold row in NJMLS town statistics reports (annual period Jan 1–Dec 31; all property types/sub-types).
Quick insights
- Median town Average Sold moved from $479,136 (2016) to $802,398 (2025) (67.5% change).
- The Top 10 cutoff (the #10 town's Average Sold) rose from $820,222 (2016) to $1,485,117 (2025) (81.1% change).
- Towns appearing in the Top 10 every year (2016–2025): Alpine, Demarest, Englewood Cliffs, Franklin Lakes, Saddle River, Tenafly, Upper Saddle River.
- Closter moved from #17 (2016) to #10 (2025) by Average Sold.
- Note: In towns with very low annual closed-sale counts, averages can move noticeably year-to-year. Teterboro shows $0 in years with no reported sales in the Sold row.
#1 is Alpine ($4,786,450).
Top 10 cutoff: $1,485,117.
Median town: $802,399 • Median YoY: 7.3%.
| Rank ▲ | Town | Average Sold |
|---|---|---|
| 1 | Alpine | $4,786,450 |
| 2 | Saddle River | $2,725,910 |
| 3 | Englewood Cliffs | $2,067,091 |
| 4 | Demarest | $1,963,207 |
| 5 | Franklin Lakes | $1,951,979 |
| 6 | Tenafly | $1,707,691 |
| 7 | Haworth | $1,623,441 |
| 8 | Upper Saddle River | $1,579,775 |
| 9 | Old Tappan | $1,519,524 |
| 10 | Closter | $1,485,117 |
| 11 | Ridgewood | $1,409,594 |
| 12 | Cresskill | $1,375,350 |
| 13 | Paramus | $1,360,524 |
| 14 | Ho Ho Kus | $1,345,875 |
| 15 | Rockleigh | $1,265,000 |
| 16 | Wyckoff | $1,233,157 |
| 17 | Woodcliff Lake | $1,213,210 |
| 18 | Glen Rock | $1,196,315 |
| 19 | Allendale | $1,141,132 |
| 20 | River Vale | $1,115,649 |
| 21 | Montvale | $1,058,149 |
| 22 | Norwood | $1,027,093 |
| 23 | Harrington Park | $1,005,833 |
| 24 | Oradell | $978,545 |
| 25 | Palisades Park | $966,697 |
| 26 | River Edge | $963,919 |
| 27 | Hillsdale | $906,771 |
| 28 | Edgewater | $893,234 |
| 29 | Englewood | $886,752 |
| 30 | South Hackensack | $883,188 |
| 31 | Ramsey | $872,379 |
| 32 | Leonia | $858,887 |
| 33 | Park Ridge | $829,435 |
| 34 | Ridgefield | $807,021 |
| 35 | Northvale | $805,867 |
| 36 | Oakland | $798,930 |
| 37 | Emerson | $795,131 |
| 38 | Township of Washington | $788,392 |
| 39 | Cliffside Park | $781,788 |
| 40 | Wallington | $764,244 |
| 41 | Midland Park | $760,553 |
| 42 | Mahwah | $757,925 |
| 43 | New Milford | $752,025 |
| 44 | Bergenfield | $747,578 |
| 45 | Fair Lawn | $746,714 |
| 46 | Fairview | $733,107 |
| 47 | Lyndhurst | $723,196 |
| 48 | Hasbrouck Heights | $722,280 |
| 49 | Little Ferry | $717,705 |
| 50 | Carlstadt | $708,081 |
| 51 | Teaneck | $705,936 |
| 52 | Westwood | $704,192 |
| 53 | Rutherford | $699,694 |
| 54 | Wood Ridge | $696,860 |
| 55 | Waldwick | $695,721 |
| 56 | Garfield | $690,610 |
| 57 | Lodi | $673,821 |
| 58 | Fort Lee | $668,963 |
| 59 | Saddle Brook | $668,782 |
| 60 | Maywood | $665,041 |
| 61 | East Rutherford | $664,327 |
| 62 | North Arlington | $663,906 |
| 63 | Bogota | $650,598 |
| 64 | Dumont | $649,679 |
| 65 | Elmwood Park | $645,555 |
| 66 | Rochelle Park | $632,952 |
| 67 | Ridgefield Park | $604,227 |
| 68 | Moonachie | $469,496 |
| 69 | Hackensack | $433,315 |
| 70 | Teterboro | $0 |
Methodology & notes
Rankings use the Average Sold figure from the Sold row on each town’s NJMLS Statistics Report.
Values reflect all property types and all property sub-types, with the report date range set to the calendar year.
For towns with very low sales volume in a given year, the average can be sensitive to the mix of homes that closed.
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