By Slava Zborovsky · Updated
New construction is rare in this corridor. In the 24 months of state deed records from July 2024 to June 2026, 11 of 81 Upper Saddle River sales and 2 of 96 Saddle River sales with a year built on the tax list were homes built in 2020 or later. In Upper Saddle River those new homes sold for a median of $3.3M, against $1.32M for older homes, and $519 a square foot against $459.
How many new construction homes sell in Saddle River and Upper Saddle River?
Very few. Across eight towns in the Saddle River corridor, 49 of 1,443 recorded sales with a year built on the tax list were homes built in 2020 or later (another 210 sales had no year built on record and are left out):
| Town | New (2020+) sales | Share of sales | New: median | Older: median | New: $ per sq ft | Older: $ per sq ft |
|---|---|---|---|---|---|---|
| Upper Saddle River | 11 | 14% | $3.3M | $1.32M | $519 | $459 |
| Saddle River | 2 | 2% | $2.63M | $2.4M | $487 | $497 |
| Allendale | 4 | 3% | $1.88M | $927K | $456 | $445 |
| Ho-Ho-Kus | 1 | 1% | $2.2M | $1.25M | $554 | $532 |
| Ridgewood | 6 | 1% | $2.03M | $1.18M | $589 | $560 |
| Franklin Lakes | 6 | 3% | $2.29M | $1.6M | $661 | $428 |
| Montvale | 18 | 9% | $1.16M | $825K | $374 | $406 |
| Woodcliff Lake | 1 | 1% | $1.95M | $1.15M | $484 | $410 |
Recorded sales July 2024 to June 2026. "New" uses the year built on the MOD-IV tax list; a home rebuilt on an old lot can still carry its old year until the assessor updates it. Towns with one or two new sales are single houses, not a trend. Source: NJ Division of Taxation SR1A and MOD-IV.
What do new homes in Upper Saddle River sell for?
11 sales in 24 months, at a median of $3.3M for a median 5,942 square feet. Older Upper Saddle River homes sold for a median of $1.32M at 2,784 square feet. Most of the price gap is size: new homes here are about twice as large. Per square foot the premium is smaller, +13.1%.
Every recorded sale, street names only, is on the Upper Saddle River market report.
Is there new construction for sale in Saddle River?
Recorded sales of new homes in Saddle River itself were 2 houses in two years: West Saddle River Rd (built 2025), $1.25M in April 2026; West Church Road (built 2021), $4M in November 2024. Saddle River's market is resales of established estates, with a median of $2.4M across 94 recorded sales. Buyers who want a new house there are usually looking at a rebuild on an existing lot, which the deed records show only after it sells.
Slava works with builders and buyers on public listings and on private and pre-market sales, which do not show in the deed records until they close.
What does a builder pay to sell a new home in New Jersey?
The seller pays the state's transfer charges: the Realty Transfer Fee on every sale and, over $1,000,000, the Graduated Percent Fee of 1% to 3.5% of the price. At Upper Saddle River's new-construction median of $3.3M, the two come to about $136,363. Run any price on the closing-cost calculator.
For builders and developers planning a project, Slava prices from these recorded sales and markets to the buyers already looking in the corridor; see services for developers.
Selling soon? Get a written valuation or use the NJ closing-cost calculator.
- How many new construction homes sold in Upper Saddle River?
- 11 of 81 recorded sales with a year built on the tax list, from July 2024 to June 2026 were homes built in 2020 or later, per state deed records and the MOD-IV tax list.
- How much do new construction homes cost in Upper Saddle River, NJ?
- Recorded sales of homes built in 2020 or later had a median price of $3.3M and a median size of 5,942 square feet over July 2024 to June 2026.
- Who pays the transfer fees on a new construction home in NJ?
- The seller, which for a new home is usually the builder: the Realty Transfer Fee, and on sales over $1,000,000 the Graduated Percent Fee of 1% to 3.5%, per the NJ Division of Taxation.
Sources
Written by Slava Zborovsky, Broker Associate with The Agency One Rock and a licensed New Jersey broker since 2007. About Slava · LinkedIn
