In this February 2026 market update, real‑estate veteran Scott Selleck outlines the current state of the Bergen County housing market. He reports that the median list price has reached an all‑time high of $1,050,000, with price per square foot at $479 and a market‑action index of 41, indicating a slight seller advantage. Inventory sits at 579 homes and is trending downward. Selleck breaks the market into four price tiers, highlighting that homes priced between $550K‑$850K are moving extremely fast (20‑30 days, sometimes as little as 4‑5 days) due to strong buyer demand, while luxury properties above $1.5M (median $3.8M) linger for an average of 133 days, reflecting a niche buyer pool. He warns against the “overpricing trap,” noting that 11% of listings have reduced prices and 15% are relisting, which erodes seller leverage and prolongs days on market. The core message is that accurate pricing, high‑quality presentation, and data‑driven strategy are essential for sellers to preserve leverage and achieve optimal outcomes. Selleck concludes with a call to action, offering his 34 years of experience and 500+ sales to provide personalized consultations.
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Foreign County Housing Market update for February 2026 welcome. What if I told you the Bergen county home prices just hit an all time high, but 15% of the sellers are relisting and 11% are cutting prices. A shifting market. If you're a homeowner thinking about selling in 2026 or a buyer wondering whether you know you've already missed the window, this update's for you and it's something you really want to hear. Today I'm breaking down exactly what happened in Bergen county right now and how the homes are moving fast, where they're stalling and what it actually means for your next move. Thank you for joining me. Let's get into it the big picture. Here's the headlines of Bergen County. The medium list price in Bergen county is now 1,050,000. That's an all time high. The price per square foot is up to $479. That tells us buyers are still paying a premium per home when the market's action, the market action index, hit 41, which means that it's still in a slight seller's advantage. Inventory is still at 579 homes, but starting to trend down in the last couple of weeks. So overall demand is steady, supply is tight, prices are strong. But here's where it gets interesting. This isn't just one market. It's four different markets stacked on top of each other. Of the different price tiers, the sweet spot with the most activity, the strongest. If you're your price between 550 and 850, you're in the strongest lane of a highway. Right now. Homes in this range are moving really fast, about 20 to 30 days on market, sometimes even just four or five days. Absorption is strong, buyers are active, momentum is real. That's really a sweet spot to be in right there. But once you cross into the upper tiers, especially above 1.5 million, it's owned right now in Bergen county, the top price tier, which media around 3.8 million, is averaging about 133 days on market. That's about four months. Luxuries are dead. It's just selective buyers at that level. Pricing presentation should be perfect. Pricing, no guesswork. And that leads us to the most important part of this update. When you're looking at the overall picture, you got to look at what can happen with the overpricing trap. 11% of the listings have reduced their prices are relisting. That tells us something. This market is rewarding accuracy and it's punishing. Optimism, overpricing. You can't test this market anymore and expect buyers to chase you upward. They're not going to do it. There's more inventory. They have more options. When sellers overshoot the mark, the days on market climb. Negotiation power weakens. Here's the part that most people really don't want to out loud. In a market where prices are at record highs, overpricing actually cost you one big thing. Leverage. Leverage is key. Strongest sales right now are happening when homeowners positioning correctly. The homes position correctly from day one with high touch service, data driven decisions and zero surprises. They making decisions with clarity. That's how you win in this environment. Clarity, great information positioned perfectly means for sellers. If you're considering selling in Bergen county this year, here's the reality. This market is strong. There's no doubt about it. Buyers are active. They're definitely there. But strategy matters more than ever to get the best possible outcome. If you're in 550 to 850 lane, there's serious momentum there. You got bidding wars. You're going to do great. If you're in a luxury tier, you need surgical pricing in elite positioning and and great presentation. This isn't a guessing game anymore. It's about strategy. And if sellers, the sellers who treat it this way are the ones that walk away with a clean, confident closing knowing they left no money on the table, no regrets. And if you're wondering what your home would actually sell for in today's Bergen county market, you know, give me a call. I'll give you straight answers. No inflated numbers, no sugar coating, just real data and a smart plan. And I guide homeowners, you know through big moves with clarity, confidence. Your move matters to me and I make it smoother. I've been doing this for 34 years. Over 500 properties sold. Reach out to me directly and let's talk about your strategy. Schedule consultation. 201-970-3960 or scottcetell excelsnj.com if you found this video helpful, subscribe to this channel. I release a new market video every week so I can educate and put in the best position. Thank you for joining me.
