What makes Bergen County different from the rest of New Jersey
Buyers pay New Jersey's 1% 'mansion tax' on purchases of $1,000,000+; the realty transfer fee itself is seller-paid. The county's average effective property-tax rate of 2.05% sets your escrow prepaids: at the $650,000 county median that's roughly $13,325 a year, about $6,663 collected at the closing table.
Property taxes dominate cash to close
Bergen's effective rate above 2% means a $650K home carries roughly $13,300 a year. Lenders commonly collect a full quarter plus reserves at closing, and New Jersey bills quarterly in advance — so expect $4,000–$6,000 of tax-related lines before any lender fee.
Cutting your Hackensack closing costs
Three moves that work in Bergen County: (1) collect Loan Estimates from three lenders on the same day — origination, points and lender credits swing by thousands; (2) negotiate seller concessions (3% conventional under 10% down, 6% above, 6% FHA/VA) and take them as a closing credit rather than a price cut; (3) close in the last week of the month to shrink prepaid interest from roughly 30 days to two. Where a transfer or recordation tax is customarily split, that split is a contract term, not a law — ask.
FAQ
How much are closing costs in Bergen County, New Jersey?
Plan on roughly $16,250–$29,250 of buyer closing costs at the $650,000 Bergen County median, on top of your down payment. Buyers pay New Jersey's 1% 'mansion tax' on purchases of $1,000,000+; the realty transfer fee itself is seller-paid.
Does the buyer pay transfer tax in Bergen County?
Yes — buyers here typically carry about 1.00% of the purchase price in transfer, recordation or mortgage tax. Buyers pay New Jersey's 1% 'mansion tax' on purchases of $1,000,000+; the realty transfer fee itself is seller-paid.
What are property taxes in Bergen County?
The county's average effective rate is about 2.05% of market value, so a $650,000 home runs roughly $13,325 a year. Individual parcels vary by municipality, school district and special assessments — check the parcel's actual bill, not the county average.
How much cash do I need to buy a house in Hackensack?
Down payment + closing costs + reserves. At the Bergen County median with 10% down, that's about $87,750 before reserves. Run your own price and rate above for the exact stack.
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