Last month I told you I would not put a percentage on September until it settled. It has, so that is where this letter starts. As of November 6, 2026, 117 homes closed across the six Jersey City areas in September, against 165 a year ago, down 29.1 percent. The first count I gave you in October was 103, and that was Hudson County MLS only. The same board now shows 115 for September, and the 117 adds NJMLS.

November is lighter on the calendar, so the Jersey City real estate market gets a little more room this month. The calendar comes first, then the numbers, and every number carries the date I pulled it.

The Hyper-Local Pulse

For my 90s R&B fans, Jodeci plays Loew’s Jersey Theatre on Wednesday, November 18, at 8:00 PM, with doors at 7:00 PM, at 54 Journal Square Plaza. It is the 35th anniversary tour of Forever My Lady, and tickets on Ticketmaster are as low as $45. The theatre is also reopening this month with a Grand Opening Weekend on November 13 and 14, and the full lineup is at loewsjersey.com/events.

The Journal Square Farmers Market keeps going every Tuesday and Friday from 3:00 to 8:00 PM through November at Magnolia Landing, 136 Magnolia Avenue, at the east entrance of the Journal Square Transportation Center. It is still the one on this list that does not need a Saturday.

The Jersey City Turkey Day 5K and 1 Mile Fun Run, Thursday November 26, starts at the Colgate Clock at the foot of Essex Street. The fun run goes at 9:00 AM and the 5K at 10:00 AM. Registration lists the 5K at $45 and the fun run at $18, plus sign-up fees, and prices go up after November 15. The organizers say it fills up every year, so sign up early if you want a spot.

Market ‘Real Talk’

Start with September, now that it has had a month to fill in. On the count as of November 6, 2026, 117 homes closed across the six Jersey City areas, against 165 a year ago, down 29.1 percent. The median sale price was $800,000, against $692,500, up 15.5 percent. The average sale price was $887,424.

October’s first count is 116 closings as of November 6, 2026. I am keeping last month’s rule and not putting a percentage on a first count, because the number will grow as closings are entered. I will give you October’s settled number in December.

On rates, the 30 year fixed averaged 7.18 percent in Freddie Mac’s national survey released November 5, 2026, against 7.24 percent the week before and 6.22 percent a year ago. On a $600,000 loan, which is a $750,000 purchase with 20 percent down, the gap between this week’s rate and a year ago is roughly $382 a month in principal and interest, or about $4,584 a year. Your own quote will differ. I am describing what rates did. The data does not tell us whether rates are the reason anyone did or did not buy.

The split between houses and condos is the one I keep coming back to. On the settled September count, one family homes sold at 100.8 percent of their original asking price on average, with a median of 18.5 days on market, and two family homes at 99.1 percent in 23 days. Condos sold at 98.8 percent of original ask on average, with a median of 26 days on market. Days on market here runs from listing to contract. Detached single family homes are a luxury in Jersey City, especially in the right location. There is plenty of inventory for condos, so I am not surprised by the movement in price.

Now the number I held back last month. As of November 6, 2026 there were 889 active listings and 295 under contract or in attorney review, against 903 and 341 on October 1. New listings in October came to 379 against 410 a year ago. With September settled, that works out to about 7.7 months of supply. Jersey City is still an active market with options.

Last month I said the Heights is where I would look first. On the settled September count, the Heights had 38 sales at a median sale price of $850,500, and a median of 18 days on market. Buying in Jersey City comes down to location and the lifestyle you want. $900,000 will get you a very different lifestyle, and a very different amount of square footage, in each neighborhood.

The Two-Week Window

For Sellers

If you own a condo, find your original list price and multiply it by 0.988. That is what the average condo closed at against its own original ask on the settled September count, and the median condo spent 26 days on market. It is an average of past sales and not a prediction for your unit, but if that number makes you flinch, look at your asking price first. A house is a different conversation. On the same count, one family homes closed above their original ask on average and two family homes just under.

For Buyers

There is plenty of condo inventory right now. On the settled September count, condos closed about 1.2 percent under original ask on average, which is roughly $8,400 on a condo that first listed at $700,000. Get your rate quote in writing before you make an offer, so you are weighing a price against a real monthly payment.

Fall and Holiday Tips

A few things worth doing before the cold settles in and the holidays fill up the calendar.

For Homeowners

• Shut off and drain your outdoor spigots and bring the hoses in before the first hard freeze. A pipe that freezes can split inside a wall, where you will not see it until spring.
• Clear the gutters and downspouts once the trees are bare, so rain and melting snow run away from the foundation instead of into the basement.
• Book a heating tune up and swap the filter now, before the first cold night when everyone calls at once. Test your smoke and carbon monoxide detectors while you are at it.
• Traveling for the holidays? Leave the heat on at a modest setting instead of off, and ask a neighbor to grab packages and check on the place.

For Sellers

• Decorate lighter than usual. A wreath and some lights feel warm. A tree that takes over half the living room makes the room look smaller, in photos and in person.
• It gets dark early now, so a lot of showings happen after work. Turn the lights on, replace burned out bulbs, and keep the stoop and walkway clear and lit.
• Tell your agent up front which days are off limits for showings. A clear schedule beats last minute cancellations.

For Buyers

• If you are under contract, hold off on new credit cards, store cards and big purchases until you close. Your lender can check your credit again before closing.
• Closing near the end of the year? Lenders, attorneys and inspectors take holiday time too, so build a few extra days into your timeline.
• Touring in the cold is a good thing. It lets you notice how the heat feels, where the drafts are, and how the windows hold up.

For Renters

• Report drafty windows, slow radiators or heat problems to your landlord in writing now, not on the first freezing night.
• If your lease is up early next year, ask about renewal terms before the holidays, so you have time to plan either way.

The Featured Spot: Cocoa Bakery & Cafe

475 Central Avenue, The Heights, Jersey City

Cocoa Bakery & Cafe says its treats are “Handmade from scratch daily” on Central Avenue, and that “We bake everything fresh with love.” The site credits its founder and leader, Chef Jessica Isaacs, with experience at Nobu and Le Calandre, and describes the approach as quality, care, and “nothing overly sweet.”

The site lists cupcakes, including gluten free and vegan, and cake truffles. A banner says the Thanksgiving menu is live, and online orders need 72 hours’ notice, so order ahead if you want something for the 26th.

The site lists hours of Tuesday through Saturday 9 AM to 7 PM and Sunday 9 AM to 5 PM, closed Mondays.

Quick Question For You

Where does your Thanksgiving pie come from in Jersey City?

Drop a comment below or send me a message, I would love to hear it.

Whether you are buying, selling, or just watching from the sidelines as the year winds down, my inbox is open. If you want to know what these numbers mean for your building or your block, that is the conversation I like having most.

Best Regards,

Jeremy Morrieson, MBA
Realtor Associate | New and Modern
(P) 201.918.0037 or 201.786.8546
(E) JeremyM@newandmodern.com
(e) info@cityviewsrealestate.com

Figures marked as of November 6, 2026 are from Hudson County MLS and NJMLS, Jersey City, all six areas, sales closed September 1 to 30 in both years (117 against 165), with any sale listed on both boards counted once. Sale to original list figures are the average of each sale’s price divided by its original list price. Days on market runs from listing to contract. October figures are a first count as of November 6, 2026 and will change as closings are entered. Active, under contract and new listing counts, and the months of supply figure, use Hudson County MLS for-sale listings only. Under contract includes under contract (UCON) and attorney review. Active and under contract counts are snapshots as of November 6, 2026 and October 1. Months of supply divides Hudson County MLS active listings by Hudson County MLS settled September closings (889 divided by 115). Mortgage rates are from the Freddie Mac Primary Mortgage Market Survey released November 5, 2026. The monthly payment figures are illustrations of principal and interest only, for a 30 year loan, and are not a quote or advice. Information is deemed reliable but not guaranteed.