Data note: All figures in this report reflect February 2026 data sourced from the Redfin Data Center. Published March 19, 2026.
February is always a transitional month in NJ real estate. Winter inventory is still thin, serious buyers are actively searching, and sellers who list early capture the least competition before the spring wave hits. This year, that dynamic is playing out clearly in the data — but with some sharp county-level divergences that are worth paying attention to.
Here's a full breakdown of all 12 counties I serve.
The Headline Numbers (February 2026)
Across the 12 counties:
- NJ Average Median Sale Price: $590K (+6.2% YoY)
- Average Days on Market: 60 days (+14.4% YoY)
- Average Active Listings: ~995 per county (-1.7% YoY)
- Average Sale-to-List Ratio: 100.6%
The YoY price growth is real and broad-based — 10 of 12 counties posted positive appreciation. But rising DOM and a sale-to-list ratio still above 100% tells the fuller story: demand is solid, but buyers have more time to decide than they did a year ago.
The Big Movers
Passaic County: +20% YoY — The Standout
Passaic posted the largest year-over-year price gain of any county this month — $615,000 median, up 20% from February 2025. With only 582 active listings and a sale-to-list ratio of 101.9%, supply remains constrained and competition is real. The market health score of 56/100 puts it in Balanced Market territory — the strongest position of any county I track.
If you've been eyeing Passaic for a buy-and-hold investment, this run reflects genuine demand in Clifton, Wayne, and Pompton Lakes from buyers priced out of Bergen and Morris. The question is how long the momentum holds at this pace.
Somerset County: +17% YoY — The Quiet Outperformer
Somerset is having a moment. At $585,000 median (+17% YoY) with only 353 active listings — the second-lowest inventory of any county — and a market health score of 61/100 (the highest in the state), this is the tightest market heading into spring. DOM sits at 52 days, and the sale-to-list ratio is essentially flat at 100.2%.
Somerset has flown under the radar for years. Buyers looking for good schools, lower density, and relative affordability compared to Morris or Bergen are finding it. If inventory stays this low through March, expect a competitive spring.
Bergen County: -1.1% YoY — A Buyer's Window
Bergen is the clear outlier. At $700,000 median with a -1.1% YoY price decline, 95-day DOM (the highest of any county), and a market health score of just 30/100, Bergen is the most buyer-friendly market in the region right now.
This doesn't mean Bergen is struggling — 385 closed sales in a single month at $700K median is a healthy market. But buyers who've been waiting for more negotiating power in Bergen finally have it. If you're looking in Ridgewood, Teaneck, or Fort Lee, the leverage is there in a way it wasn't 18–24 months ago.
Fastest-Moving Markets
Morris County clocked the lowest DOM of any county at 33 days — and uniquely, that number is down 13.2% year-over-year. Every other county saw DOM rise (a typical winter pattern). Morris is the exception, with only 459 active listings and a 101.5% sale-to-list ratio. Chatham, Mendham, and Chester continue to attract buyers who want top school districts at a price point below Bergen or Hudson.
Union County posted the highest sale-to-list ratio at 103.3% — meaning the average home sold for 3.3% over asking. At $652,500 median with only 38-day DOM, Union is running hot. Summit and Westfield in particular are seeing consistent bidding competition.
Essex County also cleared asking at 103.9% sale-to-list with $670,000 median (+6.8% YoY). Montclair ($587/sqft) and Nutley ($425/sqft) are driving the premium end, while Newark ($296/sqft) continues to offer the most accessible entry point in the county.
Full County Breakdown — February 2026
| County | Median Price | YoY | DOM | Sale/List | Active Listings | Score |
|---|---|---|---|---|---|---|
| Bergen | $700K | -1.1% | 95 days | 100.7% | 1,676 | 30 — Buyer's |
| Burlington | $373K | -0.5% | 47 days | 99.8% | 830 | 48 — Buyer's |
| Essex | $670K | +6.8% | 70 days | 103.9% | 1,199 | 47 — Buyer's |
| Hudson | $703K | +8.1% | 65 days | 99.1% | 1,171 | 42 — Buyer's |
| Mercer | $476K | +10.9% | 63 days | 99.0% | 652 | 55 — Balanced |
| Middlesex | $535K | +1.9% | 79 days | 100.0% | 1,565 | 37 — Buyer's |
| Monmouth | $672K | +3.4% | 49 days | 99.6% | 1,037 | 46 — Buyer's |
| Morris | $625K | +2.5% | 33 days | 101.5% | 459 | 55 — Balanced |
| Ocean | $470K | 0% | 49 days | 98.4% | 1,838 | 42 — Buyer's |
| Passaic | $615K | +20% | 74 days | 101.9% | 582 | 56 — Balanced |
| Somerset | $585K | +17% | 52 days | 100.2% | 353 | 61 — Balanced |
| Union | $653K | +5.6% | 38 days | 103.3% | 582 | 55 — Balanced |
What It Means Heading Into Spring
A few themes stand out as we move into the busiest selling season of the year:
Inventory is tightening in most counties. Eight of 12 counties have fewer active listings than a year ago. Burlington (+11.1%) and Middlesex (+9.1%) are the exceptions. For buyers, this means the window to shop with low competition is closing. March and April will bring more listings — but also far more competing buyers.
DOM is up almost everywhere — but that's seasonal. A 14.4% average rise in days on market is normal for February. The number that matters is what happens in April and May when spring listings hit. Based on current inventory levels, I expect DOM to compress significantly in the high-demand counties (Morris, Union, Somerset) once spring activity picks up.
Two distinct markets are emerging. Bergen and Middlesex are buyer-friendly with higher inventory and longer days on market — good for negotiation. Morris, Union, Somerset, and Passaic are seller-friendly with tight supply and above-ask closing ratios. If you're a buyer, knowing which market you're in changes your strategy significantly.
Sellers: list now, not in April. Historically, the sellers who list in late March capture the spring buyer surge without the added competition from other sellers who waited. With inventory already low, a well-priced home listed now will face less competition on the seller side while buyer demand is already ramping up.
Find Your County
Every county dashboard on this site is updated with February 2026 data — including 12-month price trend charts, inventory levels, DOM trends, price per sqft by city, and a detailed market health analysis.
- Hudson County Dashboard — $703K median, +8.1% YoY
- Bergen County Dashboard — $700K median, strongest buyer's market
- Essex County Dashboard — 103.9% sale-to-list, hot pockets in Montclair
- Morris County Dashboard — 33-day DOM, fastest-moving county
- Union County Dashboard — 103.3% sale-to-list, consistent bidding wars
- Somerset County Dashboard — highest market health score (61/100)
- Passaic County Dashboard — +20% YoY, biggest price mover
- Middlesex County Dashboard — +9.1% inventory growth, buyer opportunities
- Mercer County Dashboard — +10.9% YoY with Princeton driving premium
- Monmouth County Dashboard — Shore towns + suburbs, -9.4% inventory
- Ocean County Dashboard — most active listings, most buyer inventory
- Burlington County Dashboard — $373K median, most affordable
Market data sourced from Redfin Data Center, February 2026. All information is deemed reliable but not guaranteed. Past market trends are not a guarantee of future performance. Mahesh Sangisetty | NJ Licensed Realtor #2334343 | Boutique Realty