Tips from your Local Real Estate Expert
SANDRA GARCIA, REALTOR® AT CORCORAN INFINITY PROPERTIES IN ALPINE NJ
By April 2026, the story in most Bergen County towns is clear: this is still a tight, seller-leaning market, but it is also a far more strategic market than the frenzy of a few years ago.
I’m Sandra Garcia, Alpine resident, Realtor® at Corcoran Infinity Properties, Real Estate Investor, and your trusted local guide to making smart moves in Bergen County.
Active Inventory Remains Very Limited
County‑wide, values continue to climb, with average home values up roughly 5 percent year over year. At the same time, active inventory remains very limited, with recent snapshots showing under 600 single‑family homes on the market across the entire county and only about 1.4 months of supply in Bergen County. That is classic seller‑market math. Yet days on market have stretched for many properties, and that is where the distinction is. Overpriced and/or incorrectly positioned homes are sitting 80 to 90 days, while well priced, well‑presented homes in prime locations still move quickly and often above asking, with sale‑to‑list ratios averaging about 102 to 103 percent over their asking price.
In practical terms, 2026 is rewarding precision, not guesswork.
Advice for Sellers
If you are considering selling this year, your edge comes from getting three things right:
- Price: Data shows that listings aligned with current comparable sales are the ones generating multiple offers and selling over asking. Those that “test” the market too high are the ones that end up with price cuts and a stale feel online.
- Presentation: In a market where many buyers are time-pressed and rate-sensitive, turnkey condition remains a premium. Thoughtful updates, fresh paint, modern lighting, landscaping, and professional staging are not cosmetic extras; they are part of your return on investment.
- Timing: With inventory so low, you do not need to wait for late spring. A properly prepared Bergen County home launched in April, May, or even early summer can stand out before more competing listings arrive.
Advice for Buyers
For serious buyers, especially in the luxury and upper-mid segments, the message is to be prepared and selective at the same time.
- Focus on the best locations and lots first; you can upgrade finishes over time, but you cannot change the street, school district, or topography.
- Recognize that truly well-priced homes will still receive strong interest. Have your financials and pre-approval ready so you can move quickly when the right property appears.
- Leverage longer days on market as a tool. Homes sitting more than 45 to 60 days in this kind of inventory environment often have room for negotiation, whether on price, credits, or terms.
Advice for Investors
For investors, Bergen County is about quality and positioning, not chasing discounts that do not exist.
Mixed-use and luxury rental demand around key corridors like Paramus, the GWB approaches, and major retail hubs remains strong, supported by several new mixed-use developments with hundreds of residential units and significant amenities. In our nearby towns, the best investment plays are still building or developing well-located single-family homes to sell catered to high-income end-users. With supply this tight, holding quality assets over the medium term has also strong support from both owner-occupant and rental demand.
Bergen County remains a high-barrier, high-demand market, and that is exactly why it has continued to perform even as national markets have cooled. If you are thinking about selling, upgrading, or putting capital to work this year, I am here to help you read the numbers, understand the nuances by neighborhood, and execute with confidence.
Call me, Sandra Garcia 201.914.0234 and Follow @sgarcialuxuryhomes for insights on how Bergen County, this unique corner of New Jersey, is shaping up in 2026 and beyond.
