Englewood NJ Housing Market 2026: Prices, Tiers, Taxes and Outlook

Englewood's median sale price reached $675,000 in the three months ending May 2026, up 9.8% from a year earlier, according to the Redfin Data Center series for ZIP code 07631. That headline overstates the trend. Averaged across the last four non-overlapping quarters, the median was about $608,750, slightly below the $620,500 average of the year before. Over the past year, Englewood prices have been flat, not climbing.

The bigger change is supply. There were 101 homes for sale in the May 2026 window, the most in three years of data, and new listings were up 16% from a year earlier. At the same time, the share of homes selling above asking rose to 61%. Englewood in 2026 is a split market: well-priced homes still draw competing offers, and the rest sit for months.

That split matters more here than in most Bergen County towns because Englewood's housing is unusually varied. Condos, single-family houses, two-to-four-family buildings and a small number of large luxury homes all feed one median. This article separates them, works through taxes and payments at current rates, and sets out what buyers and sellers can take from the data.

How to read these numbers

Redfin's ZIP series uses rolling three-month windows: "May 2026" covers March through May, and "homes sold" is a three-month count. Englewood still has only 27 to 80 sales per window, so the median jumps when the mix of homes shifts. To smooth that, this article sometimes combines the four non-overlapping windows ending in August, November, February and May: 12 months of sales and an average of four quarterly medians, which is not a true annual median but dampens one unusual quarter.

Two years of prices against mortgage rates

The 30-year fixed rate in Freddie Mac's Primary Mortgage Market Survey fell to 6.08% in late September 2024, rose to 7.04% in mid-January 2025, dipped to 5.98% at the end of February 2026, and reached 7.03% on September 24, 2026. Englewood's median did not follow that path.

The median peaked in the window ending March 2025, near the rate high, and bottomed in October 2025, after rates had eased. That is the opposite of a simple rate story, and the main explanation is mix. The single-family median in the window ending February 2025 was $1,187,500 on 24 sales, about $317,500 to $430,500 above the windows on either side, which points to a cluster of high-end closings rather than a broad jump. In the October 2025 window, condos were 29 of 66 sales (44%), compared with 18 of 56 (32%) a year earlier, which pulled the overall median down.

Rates do not explain the winter of 2026 either. Pending sales fell to 34 in both the January and February 2026 windows, against 52 and 49 a year earlier, even though rates were lower. That weak winter helps explain why only 33 homes closed in the March to May 2026 window, the lowest spring count in the data. After rates dipped under 6%, pending sales recovered to 73 by May, matching May 2025.

Over the latest 12 months, sales were 3% lower and the average quarterly median 1.9% lower than the year before, while median price per square foot was about 4.4% higher. Higher prices per square foot with a flat median usually means buyers paid more for comparable space but bought smaller homes, consistent with more condo sales. The May 2026 figure of $466 per square foot is the highest in the series, but it leans on a condo figure based on 7 sales, so it is not yet a new level.

Bergen County's May 2026 median was $790,000, up 5.2% from May 2025, in Redfin's single-month county series. Englewood's all-residential median was about 85% of that, and its single-family median ($705,000) about 75% of the county single-family median ($946,000).

Supply and competition

Supply has grown while demand held steady. Pending sales were 73 in each of the last three May windows as inventory rose from 88 to 101. Redfin does not publish months of supply for this ZIP, but it can be estimated. Using closed sales (33 over three months, or 11 a month), 101 listings is about 9.2 months of supply. Using pending sales (about 24 a month), it is about 4.2 months. The pending-based figure is the better guide to the coming months, since those contracts close over the summer. Redfin's single-month city series put months of supply at 10.1 in May 2026, up from 5.1 a year earlier, though that measure swings with each month's closings.

The two halves of the market are moving apart. More homes sold above asking than in either prior May, yet median days on market rose to 89 and fewer homes went under contract within two weeks than in May 2025. For single-family homes in the April 2026 window, 57.6% went off the market within two weeks while median days on market was 121.5. Both can be true only if one group of listings sells almost at once and another sits for months. The first group is the homes buyers judge to be priced right on day one.

The county is loosening too. Bergen County months of supply reached 5.0 in May 2026, the highest in Redfin's county series since at least January 2024, and its inventory of 2,652 homes was 3% above May 2025.

Redfin's price-drop share is not available for this ZIP.

Housing stock and price tiers

According to U.S. Census Bureau American Community Survey data reported by Data USA, 54.5% of Englewood's occupied homes were owner-occupied in 2024, so about 45% were rented. That renter share reflects a large stock of apartments and multi-family buildings alongside detached houses.

Single-family homes

Single-family houses were 111 of 208 sales in the last 12 months, the same count as the year before. The average of four quarterly single-family medians fell from about $827,560 to about $682,750, but most of that drop comes from the February 2025 outlier. Leaving aside the February and March 2025 windows, which share the same high-end closings, single-family medians have stayed between $617,500 and $770,000 since mid-2024.

That range describes the middle of the market, not its top. East Hill, the section bordering Englewood Cliffs and Tenafly, is generally described as having the city's largest houses and lots, while other sections, including the West Side, have a wider mix of smaller houses, multi-family buildings and condos. Redfin does not publish data below the ZIP level, so this article cannot give a verified price range by section. A buyer comparing sections should ask for closed sales from each one; a citywide median understates one and overstates the other.

Condos and co-ops

Condos made up 72 sales over the last 12 months, up from 67, and the average quarterly condo median rose about 10%, from about $417,500 to about $460,940. Competition was weak through much of 2025 (only 7.7% sold above list in the window ending March 2025) and stronger in 2026, when 5 of the 7 condo sales in the May 2026 window closed above list. Condo inventory rose to 35, from 29 a year earlier and 24 two years earlier. With 7 closings, the recent strength rests on very few sales.

Englewood's condo median sits above the Bergen County condo median of $422,500 for May 2026. Monthly association fees vary by building and are not captured in any of these medians.

Townhouses and multi-family

Townhouse data is too thin to read as a trend: the May 2026 median of $1,670,000 comes from two sales, against $690,000 on six sales a year earlier.

Two-to-four-family buildings are small in number but consistently competitive. In every window from April 2025 through March 2026, at least two-thirds sold above asking, with average sale-to-list ratios between 103% and 125%. Only 11 sold in the last 12 months, down from 18, and 5 were for sale in the May 2026 window. That pattern suggests supply, not demand, limits this segment.

Property tax

Englewood's 2025 general tax rate was 3.116 per $100 of assessed value and its effective tax rate was 2.088%, according to the New Jersey Division of Taxation's 2025 General Tax Rates. The effective rate adjusts for how assessments compare with market values, so it is the better number for estimating a bill from a price. At 2.088%, the estimated annual tax is:

• $14,094 on the all-residential median of $675,000
• $14,720 on the single-family median of $705,000
• $10,231 on the condo median of $490,000

Actual bills depend on each property's assessment and any exemptions. In the same state table, Hackensack's 2025 effective rate was 2.527% and Englewood Cliffs' was 0.995%, a difference that belongs in any side-by-side comparison with the borough next door.

Sellers pay New Jersey's realty transfer fee. For deeds under contracts fully executed on or after July 10, 2025, the former buyer-paid "mansion tax" was replaced by a seller-paid Graduated Percent Fee of 1% to 3.5% of the full price on sales over $1 million, which matters for Englewood's larger houses and townhouses. Owner-occupants may qualify for the state's ANCHOR property tax relief depending on income; check eligibility each year.

Monthly payments and affordability

Principal and interest on a 30-year loan with 20% down, plus property tax at the 2.088% effective rate. Insurance and HOA fees are not included.

On the $540,000 loan, the move from 5.98% in February to 7.03% now adds about $373 a month, or about $4,475 a year. At the same payment, that is roughly 10% less house.

The income column uses the common guideline that housing costs stay under 28% of gross income. Englewood's median household income is $102,571, according to American Community Survey figures reported by Data USA. The median-priced home at 7.03% needs about twice that, and the median condo about 1.45 times. At these prices, a buyer generally needs income well above the local median, equity from a previous home, or a larger down payment.

Over two years the cost of the typical purchase rose faster than the price. A September 2024 buyer of the $600,000 median home at 6.08% paid about $2,903 a month in principal and interest on a $480,000 loan. The May 2026 median of $675,000 at 7.03% costs about $3,604, 24% more.

Schools

The Englewood Public School District runs five schools: the Donald A. Quarles Early Childhood Center (pre-K and kindergarten), Dr. John Grieco Elementary (grades 1 to 3), Dr. Leroy McCloud Elementary (grades 4 to 6), Janis E. Dismus Middle School (grades 7 and 8), and Dwight Morrow High School, which shares its campus with the Academies@Englewood. The district enrolled 2,955 students in 2023-24, and the high school had 1,083 in 2024-25. Englewood Cliffs has sent its high school students to Dwight Morrow under a sending-receiving arrangement dating to 1967-68, according to Wikipedia's Dwight Morrow entry.

The Academies@Englewood is a tuition-free public magnet program with academies including pre-engineering, biomedical science, law and public safety, and information systems. Admission is by application and includes students from other districts, so residents should confirm the current process with the district rather than assume a seat.

Published ratings blend the two programs. U.S. News ranks Dwight Morrow High School/Academies@Englewood 170th in New Jersey, and GreatSchools, citing state tests, reports 22% of students proficient in math and 51% in reading. Families should read the New Jersey School Performance Reports and visit.

Buyers who weigh district ratings heavily may also compare Tenafly or Cresskill, where medians are far higher.

Commute and transportation

Englewood has no passenger rail station. By car, Route 4 crosses the south end of the city toward the George Washington Bridge approaches in Fort Lee. By bus, NJ Transit routes 166 and 178 run toward the Port Authority Bus Terminal and the GWB Bus Station. A commuting guide by a Bergen County agent estimates about 50 minutes to Midtown via bus to the GWB Bus Station and the A train, and about an hour and ten minutes on a one-seat bus to Port Authority. Bridge and tunnel traffic can change both considerably.

The Northern Branch light rail

The Northern Branch extension of the Hudson-Bergen Light Rail would run about 10 miles from Tonnelle Avenue in North Bergen to a terminal at Englewood Hospital, with seven new stations in North Bergen, Ridgefield, Palisades Park, Leonia and Englewood. It is not close to construction. The Federal Transit Administration withdrew its earlier notice of intent in 2023, citing changed environmental conditions, and in November 2025 NJ Transit sought a consultant to prepare a new Draft Environmental Impact Statement, as reported by Mass Transit. No construction schedule or full funding plan had been announced as of this writing.

Buyers should treat it as a possible long-term improvement, not something to pay for today.

Development and affordable housing

Englewood's Fourth Round affordable housing obligation, as modified by a court settlement, is a present need of 166 units and a prospective need of 359 units for 2025 to 2035, according to the city's adopted Housing Element and Fair Share Plan. Towns usually meet such obligations by zoning for multi-family projects that set aside a share of affordable units, which points toward more apartments over the next decade.

This article could not verify a current list of approved downtown projects with unit counts, so it names none. Condo buyers near downtown should ask the city planning office what has been approved nearby, since new rental buildings compete for the same smaller households.

Englewood compared with nearby towns

Redfin ZIP series, three-month windows ending May 2026:

Englewood's price per square foot matches Fort Lee's, but Fort Lee's market is mostly condos (206 of its 250 listings in May 2026). Tenafly and Englewood Cliffs, which border Englewood to the north and east, cost roughly 27% to 34% more per square foot; Hackensack, to the west, about 21% less.

For East Hill buyers, Englewood Cliffs is the key comparison. Its single-family price per square foot was $592, on only 8 sales, against Englewood's $434, a gap of about 36%. Taxes run the other way: on a $1.2 million house, Englewood's 2.088% effective rate implies about $25,056 a year against about $11,940 at Englewood Cliffs' 0.995%, a difference of roughly $13,100.

Strategy for buyers

• Price the home, not the median. Pull comparable sales from the same section and property type.
• Expect two speeds. Well-priced homes often go under contract within two weeks and above asking. Listings past 60 days are where negotiating room is most likely; check each listing's price history.
• Run the payment at today's rate, and do not count on a refinance.
• Budget taxes separately: about $1,175 a month on a $675,000 purchase at the effective rate. Check the actual assessment and last bill.
• Expect competition for two-to-four-family buildings.
• Look up each address on FEMA's flood map and ask about flood insurance history.

Strategy for sellers

• Price for the first two weeks. Whether a home lands in the fast group depends mostly on the starting price.
• Know the competition: 101 listings and new listings up 16% give buyers more to compare.
• Price condos from recent closings in the same building; the citywide condo median rests on few sales.
• Small multi-family owners are in the strongest position, having sold above asking in most windows for more than a year.

Outlook for the next 6 to 12 months

The data supports a steady market as the base case. Pending sales held at 73 in each of the last three May windows, and the average quarterly median has been flat. Against that, inventory is rising and rates are back above 7%.

Signs of softer prices would include rates staying at or above 7% into 2027, inventory staying above 100 through the fall, days on market back above 100, or the share sold above list falling toward the 35% to 40% of mid-2025. Pending sales below the prior year would be the earliest signal.

Signs of firmer prices would include rates falling back toward 6%, which in early 2026 preceded a rebound in pending sales, or inventory easing while the above-list share stays near 60%. The Northern Branch is unlikely to move prices in the next year.

Frequently asked questions

What is the median home price in Englewood, NJ?

In the three months ending May 2026, $675,000 for all residential property in ZIP 07631, according to Redfin: $705,000 for single-family homes and $490,000 for condos.

Are Englewood home prices going up?

The May 2026 median was 9.8% above a year earlier, but over 12 months the average quarterly median was 1.9% lower, while price per square foot rose about 4.4%.

How much are property taxes in Englewood?

The 2025 effective rate was 2.088%, or an estimated $14,094 a year on a $675,000 home.

Is there a train from Englewood to New York City?

No. Commuters use NJ Transit buses or drive over the George Washington Bridge. The proposed light rail to Englewood Hospital is in environmental review with no construction date.

Sources

• Redfin Data Center
• Freddie Mac Primary Mortgage Market Survey
• New Jersey Division of Taxation, 2025 General Tax Rates
• Data USA, Englewood, NJ
• Englewood Public School District (Wikipedia)
• Dwight Morrow High School (Wikipedia)
• Academies at Englewood (Wikipedia)
• U.S. News, Dwight Morrow High School/Academies@Englewood
• GreatSchools, Dwight Morrow High
• New Jersey School Performance Reports
• NJ Transit, bus detour notice for routes 166 and 178 in Englewood
• Selleck, 7 Ways to Commute From Englewood to NYC
• NJ Transit, Northern Branch Corridor Project
• Mass Transit, NJ Transit issues RFP for Hudson-Bergen Light Rail extension draft EIS
• City of Englewood, Housing Element and Fair Share Plan