Hudson County entered 2026 in a very different place from a year earlier. After years of tight inventory, bidding wars, and waived contingencies, January brought longer days on market, sales below asking, and a Market Health Score of 30/100 that sits firmly in buyer's market territory. Buyers who have waited for Hudson to turn now have real signs that it has.
Data note: All figures in this report reflect January 2026 data sourced from the Redfin Data Center. The market snapshot was published February 26, 2026.
Methodology note (Oct 2026): Market labels and scores in this post come from the site's earlier single "Market Health Score." Since October 2026, dashboards show two measures instead: Market Type (months of supply) and Market Temperature (vs. each county's own history). Labels here may not match today's dashboards. The figures in this post reflect the data available when this was published. See the current Hudson County dashboard for current numbers, or how the new measures work.
January 2026 at a glance
| Metric | Value | YoY Change |
|---|---|---|
| Median Sale Price | $699,000 | 0% |
| Days on Market | 73 days | +14 days |
| Active Listings | 1,172 | -2.8% |
| Sale-to-List Ratio | 99.3% | flat |
| Market Health Score | 30/100 | Buyer's Market |
A 0% change in price sounds neutral, but the year had a shape. The 12-month trend peaked at $725,000 in May and July 2025, then retreated, and the January median of $699K sits nearly 4% below that peak. Prices haven't crashed, but they've stopped climbing.
Days on market (DOM, how long a home takes to go under contract) reached 73 days, well above the 43–47 days Hudson saw in spring 2025. Winter accounts for some of that rise but not all of it: market times started lengthening in late summer and kept going.
A sale-to-list ratio of 99.3% means the typical home sold below its asking price. From 2021 to 2024 anything well located sold at 102–105% of list. Hudson sellers are now accepting offers below asking.
Hudson's median price, month by month
- Feb–Mar 2025: $650K–$655K
- Apr–May 2025: rising to $685K–$725K with spring demand
- Jun–Jul 2025: $700K–$725K, a brief peak
- Aug–Oct 2025: back down to $675K–$690K
- Nov–Dec 2025: a brief recovery to $715K–$720K
- January 2026: $699K
The median reached $725K twice and fell back both times. To me that looks like a price ceiling for now: sellers who price above $725K are meeting resistance.
Price per square foot by town
Prices vary widely across the county:
| City | Price/Sq Ft |
|---|---|
| Hoboken | $894 |
| Jersey City | $537 |
| North Bergen | $414 |
| Union City | $391 |
| Kearny | $382 |
| Harrison | $366 |
| Guttenberg | $361 |
| Bayonne | $360 |
| Secaucus | $325 |
At $894/sqft, Hoboken is still one of the most expensive markets in New Jersey per square foot. Buyers pay for its walkability and PATH access. Even so, Hoboken homes are taking longer to sell and leaving more room to negotiate than they did in 2022–2023.
Jersey City, at $537/sqft, is the largest and most liquid market in the county, and prices vary a lot by neighborhood. Downtown and Grove Street condos carry a premium, while Journal Square, The Heights, and Greenville have lower entry prices and strong rental demand. Downtown Jersey City is still the most competitive part of the county.
Bayonne, Kearny, and Secaucus are the value options, at $325–$382/sqft. Buyers choose them to stay close to the rest of Hudson and keep the commute at a lower price per square foot. For investors, these towns have better gross rent multipliers (price divided by annual rent, where lower is better) than Hoboken or Downtown JC.
What this means for buyers
A Market Health Score of 30/100 is formal buyer's market territory, and it changes how you can shop:
- Inspection contingencies are back. On most properties you don't have to waive the inspection to compete, so get a thorough one.
- The 99.3% sale-to-list average means sellers are already taking offers below asking. On a property that's been sitting, an offer 2–4% below list is reasonable.
- With a 73-day median DOM, you have time. You still need to move when the right home appears, but not with a same-day decision.
- Well-priced homes in Hoboken or prime Downtown JC still draw interest. Overpriced listings pull the 99.3% average down.
What this means for sellers
Selling in Hudson County in 2026 takes more care than it did two years ago.
The gap between a well-priced home and an overpriced one is now easy to see. A home priced correctly sells in 30–45 days near asking. An overpriced one sits 90+ days and usually ends with a price cut. I've watched sellers overprice by 5% and end up accepting less than a proper initial price would have brought.
Buyers have options now, so presentation counts for more. Professional photography, staging, and clean showings are the minimum.
February is typically Hudson's slowest month, and March through May brings much more buyer activity. If you're thinking about listing this spring, I'd start preparing now.
What it means for investors
Hudson County's cap rates are still compressed. At a $699K median, you need rents of $3,200–$3,800/month, depending on unit size, to produce real cash flow after the mortgage, taxes, insurance, and maintenance.
The case for investing in Hudson is appreciation plus rent coverage over a hold of 5+ years. Cash flow from day one on a $700K property takes a large down payment and strong rents. For immediate cash flow, Passaic County and Ocean County have different economics.
Hudson's long-term draws (NYC proximity, continued development, population density) haven't changed. I read this as a pause after a sustained run.
See the full data dashboard
The Hudson County real estate dashboard has 12 months of price trends, days-on-market history, inventory levels, the sale-to-list ratio, and the full market health breakdown.
Talk through your move
Whether you're buying in Jersey City, Hoboken, or Bayonne or thinking about selling, I'm glad to walk you through what the current data means for your situation. Book a free consultation.
Related reading
- First-Time Home Buyer's Guide to New Jersey (2026): a step-by-step walkthrough for NJ buyers
- Bergen County Real Estate Market: 2026 Data: how Bergen compares with Hudson this year
- Essex County Real Estate in 2026: 8.1% YoY growth next door
Note: Market data sourced from Redfin Data Center, January 2026. All information is deemed reliable but not guaranteed. Past market trends are not a guarantee of future performance.
