DeSILVA — Northern New Jersey housing markethttps://www.thedesilvateam.com/2026-10-16T00:00:00ZEric DeSilvaFigures are summarised from the sources each page names. Attribution format is stated on the page; no reuse licence is granted.Before You Decide to Sell, Know What You'd Actually Keephttps://www.thedesilvateam.com/news/2026-10-16-before-you-decide-to-sell-know-what-youd-actually-keep2026-10-16T00:00:00Z2026-10-16T00:00:00ZEric DeSilvaA sale price is not your proceeds. The five lines between them, the NJ transfer fee, the over-$1M graduated fee, and a worked example from the seller net sheet.What $1M Buys in Union County Nowhttps://www.thedesilvateam.com/news/2026-10-09-what-1m-buys-in-union-county-now2026-10-09T00:00:00Z2026-10-09T00:00:00ZEric DeSilvaIn 2021, a $1M budget put you above the median in nine of ten Union County single-family towns. Five years later, that same budget is near or below the midpoint in four. The shift isn't about what $1M is worth — it's about where these markets moved.Spring Isn't One Supply Environmenthttps://www.thedesilvateam.com/news/2026-10-02-spring-isnt-one-supply-environment2026-10-02T00:00:00Z2026-10-02T00:00:00ZEric DeSilvaIn Bergen County's $600K–$1M market, July active inventory exceeded April in every year where both months are verified from 2023 through 2026. For sellers, early spring and early summer have not offered the same level of competing supply.Rates Are Back at 7%. Homes Didn't Get Cheaper.https://www.thedesilvateam.com/news/2026-09-18-rates-are-back-at-7-homes-didnt-get-cheaper2026-09-18T00:00:00Z2026-09-18T00:00:00ZEric DeSilvaThe 30-year hit 6.95%, its highest Freddie Mac print since January 2025. Same payment, less house — and why demand cooling hasn't produced discounts.Thirty-Four Days Is the Number Everyone Quotes. It Only Counts the Ho…https://www.thedesilvateam.com/news/2026-09-11-thirty-four-days-is-the-number-everyone-quotes-it-only-counts2026-09-11T00:00:00Z2026-09-11T00:00:00ZEric DeSilva312 Essex homes closed this summer at a median 110% of list, while 38 of 182 active listings have sat 60+ days. What closed-sale stats miss.An estate sale, priced with the diligence already donehttps://www.thedesilvateam.com/case-studies/morris-county-estate2026-09-07T00:00:00Z2026-09-07T00:00:00ZEric DeSilvaAn estate property carrying land-use uncertainty and unsolicited investor calls. We organized it before it went to market, disclosed the hard parts up front, and let the record do the arguing.A contingent offer, made safe by the numbershttps://www.thedesilvateam.com/case-studies/nutley-move-up-contingency2026-09-07T00:00:00Z2026-09-07T00:00:00ZEric DeSilvaThe listing agent could show exactly how the existing home would sell before the move-up offer went in. Then it did sell, in one weekend, over asking.A Move-Up Isn't a Bet on Where Prices Go. It's a Plan for the Four We…https://www.thedesilvateam.com/news/2026-08-28-a-move-up-isnt-a-bet-on-where-prices-go-its-a-plan-for-the-four2026-08-28T00:00:00Z2026-08-28T00:00:00ZEric DeSilvaWith NJ rates and prices flat, the move-up question isn't timing — it's which transaction happens first. How to underwrite your own sequence before you list.Why over asking doesn’t necessarily mean overpayinghttps://www.thedesilvateam.com/guides/over-asking-does-not-mean-overpaying2026-08-25T00:00:00Z2026-08-25T00:00:00ZEric DeSilvaA home's asking price tells you almost nothing about the market on its own. It tells you how the home was priced going in.What actually wins a competitive offer in Northern NJhttps://www.thedesilvateam.com/guides/winning-the-offer2026-08-25T00:00:00Z2026-08-25T00:00:00ZEric DeSilvaEscalation clauses rarely work in Northern New Jersey's competitive commuter towns, because most listing agents see through them. What actually moves an offer to the top is narrower and less obvious.New Jersey Loosened to 2.6 Months. The Average Is Hiding Your Marke…https://www.thedesilvateam.com/news/2026-08-21-new-jersey-loosened-to-2-6-months-the-average-is-hiding2026-08-21T00:00:00Z2026-08-21T00:00:00ZEric DeSilvaNJ months of supply rose 2.2 to 2.6 in July 2026 - but the statewide average hides the range: one Essex tier sold at a median 111% of list in 14 days.5,270 Price Cuts, Very Unevenly Distributedhttps://www.thedesilvateam.com/news/2026-08-14-5-270-price-cuts-very-unevenly-distributed2026-08-14T00:00:00Z2026-08-14T00:00:00ZEric DeSilvaNew Jersey sellers cut 5,270 prices last month. In Morris County's $1.5M-$2M band, 83% of homes still sold at or above asking. The gap, explained.The 2028 Montclair Revaluation, Explainedhttps://www.thedesilvateam.com/guides/montclair-revaluation-20282026-08-11T00:00:00Z2026-08-11T00:00:00ZEric DeSilvaMontclair's first property revaluation since 2018 lands by 2028. It re-slices the same tax levy rather than raising it, so what matters is where your assessment sits relative to your neighbours.Bergen County's $1M–$1.5M Buyers Aren't Waiting for Rates to Drophttps://www.thedesilvateam.com/news/2026-08-07-bergen-countys-1m-1-5m-buyers-arent-waiting-for-rates-to-drop2026-08-07T00:00:00Z2026-08-07T00:00:00ZEric DeSilvaNew NJMLS data on 791 Bergen County $1M–$1.5M transactions: 1.7 months supply, 13-day median DOM, 78% selling at or above ask — even as mortgage rates climb past 6.7%.The Labor Day Premiumhttps://www.thedesilvateam.com/news/2026-07-31-the-labor-day-premium2026-07-31T00:00:00Z2026-07-31T00:00:00ZEric DeSilvaLast fall’s data says wait — and it was worth about $32,000.Montclair & Glen Ridge Market Report, July 2026https://www.thedesilvateam.com/news/2026-07-31-montclair-glen-ridge-market-report-july2026-07-31T00:00:00Z2026-07-31T00:00:00ZEric DeSilvaThirty-eight of forty-five July closings cleared list price, and Glen Ridge went eleven for eleven. One Montclair sale closed $805,000 over ask, but seven other closings that same month landed under it.Nutley Market Report, July 2026https://www.thedesilvateam.com/news/2026-07-31-nutley-market-report-july2026-07-31T00:00:00Z2026-07-31T00:00:00ZEric DeSilvaIn July 2026, Nutley closed 28 home sales. Below $800,000, 19 of 23 sold over asking; above it, only 1 of 5 did. Two homes on Irving Place, listed weeks apart, showed exactly what that line costs a seller who guesses wrong.The Year Nothing Changed: Morris County's $1.2M–$1.5M Buyer Refuses…https://www.thedesilvateam.com/news/2026-07-10-the-year-nothing-changed-morris-countys-1-2m-1-5m-buyer-refuses2026-07-10T00:00:00Z2026-07-10T00:00:00ZEric DeSilvaMorris County's $1.2M–$1.5M buyers aren't fazed by rising rates. GSMLS data shows flat pricing, 15-day DOM, and thin inventory, unchanged from last year.The Invisible Tier: Why Montclair Homes Sell $300K Over Their List …https://www.thedesilvateam.com/news/2026-07-03-the-invisible-tier-why-montclair-homes-sell-300k-over-their-list2026-07-03T00:00:00Z2026-07-03T00:00:00ZEric DeSilvaMontclair homes in the $1M–$1.5M tier are selling ~$300K over list, and most were listed under $1M. What that means for buyers setting a search filter. GSMLS data, July 2026What $1.7 Million Is Actually Doing in Bergen Countyhttps://www.thedesilvateam.com/news/2026-06-26-what-1-7-million-is-actually-doing-in-bergen-county2026-06-26T00:00:00Z2026-06-26T00:00:00ZEric DeSilvaBergen County's $1.5–$2M market is clearing at full asking price in about 18 days, and 1 in 6 buyers is coming from New York. A Northern NJ mid-year read.The Memorial Day Checkpointhttps://www.thedesilvateam.com/news/2026-05-29-the-memorial-day-checkpoint2026-05-29T00:00:00Z2026-05-29T00:00:00ZEric DeSilvaIf you have glanced at the financial pages this week, the mortgage story has not moved much from the one I flagged last week: the 30-year fixed is parked in the high sixes — Bankrate’s daily average iThe Rate Testhttps://www.thedesilvateam.com/news/2026-05-22-the-rate-test2026-05-22T00:00:00Z2026-05-22T00:00:00ZEric DeSilvaRates broke the multi-month peak. At $1.5M-$2M in Bergen, here's what the math actually looks like — and a Closter colonial under contract in seven days.The Builder Bid Floorhttps://www.thedesilvateam.com/news/2026-05-15-the-builder-bid-floor2026-05-15T00:00:00Z2026-05-15T00:00:00ZEric DeSilvaWhen a $599K listing in a $1.5M town isn't really a $599K house.