1. Pricing Strength

• Median sale price in Bergen County hit approximately $802,250 in June 2025, marking a 10.7% year-over-year increase THE RIDGEWOOD BLOG.+3seginsider.topnjrealtor.com+3greaterbergenrealtors.com+3Redfin.
• For all of New Jersey, the median home price reached $583,100 in June, up 6.2% YoY, confirming that Bergen is firmly outperforming the state Redfin.

2. Listing Activity & Inventory

• Active listings in Bergen County climbed to 2,514 homes in June, a surge of 31.1% from May Rocket.
• Inventory is rising across bedroom categories—with three-bedroom homes up 46%, and four-bedrooms up 26% month-over-month Zillow+11Rocket+11Bergen County Real Estate+11.
• In North Jersey overall, listings were up nearly 29% YoY, the highest post‑pandemic level to date Zillow+15THE RIDGEWOOD BLOG.+15HousingWire+15.

3. Market Pace & Buyer Competition

• The sale-to-list ratio sits at 103.7%, with 60.9% of homes selling above asking price Zillow+5Redfin+5Redfin+5.
• Median days on market hovered at 68 days, slightly faster than last year—and listing age averaged 55 days YouTube+6Redfin+6Rocket+6.
• Meanwhile, in North Jersey, average days on market rose modestly to 26 days Rocket+14THE RIDGEWOOD BLOG.+14HousingWire+14.

4. Shifting Balance

• A notable rise in supply—many towns now showing roughly three months of inventory—suggests the market is gradually shifting from “seller’s market” dominance toward a more balanced landscape seginsider.topnjrealtor.com+1HousingWire+1.

🔍 Insights for July 2025

For Sellers:

• The market can still support strong pricing, and well-presented homes continue to attract competitive offers.
• However, increasing inventory means conditioning and pricing are crucial—overpricing or neglecting staging may result in slower sales or price adjustments seginsider.topnjrealtor.comRocket.

For Buyers:

• Although competition remains, you now benefit from more listings and a bit more room to negotiate—especially on homes taking longer to sell.
• Bringing a pre-approval and acting swiftly remains key; homes continue to sell quickly, often above list price.

Neighborhood & Tax Dynamics:

• Ongoing tax reassessments are impacting affordability—particularly in Oradell, Ridgewood, Tenafly, and Glen Rock Reddit+1Zillow+1.
• More favorable tax environments may be found in towns like Fair Lawn, New Milford, Rutherford, Ridgefield, Paramus, and Westwood Reddit+1Redfin+1.

📈 July 2025 Market Outlook

Overall, the Northern Bergen County market continues to lean slightly in favor of sellers, with robust price growth and healthy buyer demand. That said, rising supply and modestly slowing turnover are introducing nuances that benefit prepared and patient buyers. Key trends to watch include further inventory growth, tax reassessment ripple effects on market sentiment, and strategic pricing becoming increasingly vital for sellers.

🏘️ Pascack Valley Market Overview – July 2025

The Pascack Valley continues to be a strong seller’s market, characterized by rising prices, historically low inventory, and consistent buyer demand.

📈 Key Trends

• Price growth: Home values are climbing at rates exceeding regional averages. For example, Washington Township—part of the Valley—saw median sales rise nearly 7% YoY in early 2025 Wikipedia+15topnjrealtor.com+15thepressgroup.net+15.
• Inventory remains tight: Many towns have under two months of supply, meaning without fresh listings, available homes could disappear within six to eight weeks seg.topnjrealtor.com.
• Market velocity: Homes typically sell in 60–66 days, often within weeks of listing, and frequently receive multiple offers Bergen County Real Estate.

🏠 Town-by-Town Highlights

Montvale & Woodcliff Lake

• Montvale is experiencing rapid appreciation with close to 9% YoY growth, making it one of the top-performing towns in the Valley Rocket+7seg.topnjrealtor.com+7market.stacyesser.com+7.
• Woodcliff Lake similarly shows strong gains and extreme tightness: months of supply are so low that inventory could vanish within two weeks if no new listings appear thepressgroup.net+3seg.topnjrealtor.com+3market.stacyesser.com+3.

Park Ridge & Hillsdale

• Park Ridge is facing substantial affordable housing obligations, negotiating extensions and working through zoning challenges, which may influence future development and supply thepressgroup.net+1Wikipedia+1.
• Hillsdale is also navigating affordable housing mandates (about 220 required new units), which could gradually influence local density and home availability Reddit+2thepressgroup.net+2thepressgroup.net+2.

River Vale & Westwood

• In River Vale, supply remains particularly scarce. Strong buyer demand combined with limited listings keeps competition intense.
• Westwood, known as “The Hub of the Pascack Valley,” is highly desirable thanks to reliable transit options and a vibrant downtown. Home inventory here is minimal and turnover is quick seg.topnjrealtor.com+2Wikipedia+2topnjrealtor.com+2seg.topnjrealtor.com+2Wikipedia+2thepressgroup.net+2.

Old Tappan

• The Pascack Valley market overall saw a median sale price in early 2025 of roughly $809K, up about 7.5% YoY; days-on-market dropped from ~72 to ~66 Ridgevalleyre.com+2Redfin+2Bergen County Real Estate+2.

⚙️ Market Dynamics & Buyer Behavior

🏷️ Pricing & Offers

• Homes sell for approximately 104% of listing price, with around 60% selling above ask. Premium properties or properly staged homes often go for 10–12% over asking RedfinTHE RIDGEWOOD BLOG..

⏳ Time to Contract

• Average Days on Market: 60–66 days, though top listings move far faster, some under 30 days Bergen County Real EstateRedfin.

📉 Inventory & Supply

• Both Montvale and Woodcliff Lake may see near-zero inventory periods if new listings stall, underlining the intense demand thepressgroup.net+7seg.topnjrealtor.com+7Wikipedia+7.
• Across North Jersey, new listings in Bergen County have been slightly down month‑to‑month, even as inventory remains flat or tight Wikipedia+15THE RIDGEWOOD BLOG.+15Reddit+15.

🧭 What This Means: Buyers & Sellers

✔️ For Sellers

• Now is prime time—competitive offers and low inventory support strong pricing.
• Presentation matters: homes in top condition with thoughtful staging can command above-ask bids.
• Consider tax and upcoming zoning changes, particularly in Park Ridge and Hillsdale where affordable housing planning may affect demand or inventory.

🛒 For Buyers

• Be ready: get mortgage pre‑approval, gather proof of funds, and act swiftly on listings.
• Set expectations: homes often sell above list price; anticipate multiple-offer scenarios.
• Expand your search: consider dynamical trade-offs—Westwood and Montvale are pricier but highly desirable; River Vale, Hillsdale, and Old Tappan may offer value with strong local schools and community feel.

🌟 Strategic Summary

Town	Market Snapshot	Key Considerations
Montvale	~9% YoY growth; extremely low inventory	Limited supply; strong commuter demand
Woodcliff Lake	Similar high growth; inventory may vanish	Attractive town center with excellent schools
Park Ridge	Moderate growth; zoning under pressure	Affordable housing obligations could impact trends
Hillsdale	Strong demand; facing development mandates	More inventory may emerge depending on zoning
River Vale	Tight supply; swift turnover	High demand, good school district
Westwood	“Hub” with robust transit and community vibe	Strong competition; limited listings
Old Tappan	Median sale ~$809K; ~7.5% YoY growth	Value relative to other towns but still competitive

📆 Outlook – July 2025

As of mid‑2025, the Pascack Valley real estate market remains solidly seller‑friendly, with ongoing price appreciation and strong demand. However, accelerating development pressures, particularly around affordable housing mandates in Park Ridge and Hillsdale, may begin shifting supply dynamics.

Overall, early summer remains prime time to list or buy in the Valley—sellers benefit from fast-moving demand, and buyers can still find gems with preparedness and flexibility. Let me know if you’d like customized data for any single town’s inventory by price tier, school zone maps, or condo vs. single-family breakdowns!

For personalized guidance and insights into the Pascack Valley real estate market, feel free to reach out. Let’s work together to achieve your real estate goals this spring.​

📩 DM me or call/text anytime!

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Coldwell Banker Residential Brokerage
50 Broadway, Hillsdale, NJ  07642
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