Cliffside Park, NJ
A dense, walkable Bergen County borough on the Palisades — Walk Score 83, ~6 miles from Midtown via GWB, luxury Hudson-side condos at One Park and Winston Towers, plus a strong Anderson Avenue Korean dining scene.
Zillow ZHVI
$570K
+1.3% YoY (Zillow 2026)
Walk Score
83
Very Walkable
Population Density
27,533
per sq mi — one of NJ's densest
NYC via Edgewater Ferry
10-20 min
with free shuttle
Community Overview
Cliffside Park is a dense, walkable Bergen County borough on the Hudson Palisades — about 26,050 residents on less than a square mile, making it one of New Jersey's most densely populated communities (27,533 per sq mi). The borough sits between Edgewater (south) and Fort Lee (north) and combines luxury Hudson-side high-rise condos with a denser inland mix of 2-3-family homes, duplexes, and Anderson Avenue commercial corridor.
The community is racially and ethnically diverse: 41.5% White, 34.5% Hispanic, 14.4% Asian (with significant Korean and Japanese communities). 46.5% foreign-born — exceptionally international even by Bergen standards. Median household income is $93,452, median age 41.3. The Anderson Avenue dining scene, anchored by Korean restaurants, reflects the broader Bergen County Korean community that extends from Palisades Park through Cliffside Park, Fort Lee, Edgewater, and Englewood Cliffs.
Real estate is unusual: 43.3% of housing stock is large apartment / high-rise (anchored by One Park's 14-story luxury tower with units to $3M+ and the 31-story Winston Towers complex), 27.6% duplex / 2-3 family (popular with investors), and only 17.5% single-family detached. The 2026 market shows headline volatility — Redfin's Feb 2026 median sale of $530K (-18.5% YoY) is mix-shift driven; Zillow's $570K ZHVI (+1.3% YoY) and NeighborhoodScout's 12-month appreciation of +8.5% are more stable trend signals.
Education
Cliffside Park School District serves ~1,438 students across 4 schools — Niche B+ overall. Reported honestly: Cliffside Park HS holds GreatSchools 3/10, Niche B, with 87% graduation rate, math 16% / reading 32% proficient. As a true urban-density city school district, ratings sit below affluent suburban Bergen peers. Elementary schools (No. 3, 4, 5) are Niche B.
Cliffside Park HS
GreatSchools 3/10, Niche B. 87% grad rate. Math 16%, reading 32%.
Schools #3, #4, #5 (Elementary)
Niche B. Math 47-57%, reading 57-60% proficient.
School #6 (Middle)
Grades 1-8. Niche B-. Math 35%, reading 58%.
District Note
City school district — comprehensive-track ratings depress vs. affluent suburb peers.
Transportation & Commute
Cliffside Park has Walk Score 83 (Very Walkable) — exceptional for Bergen County. NJ Transit Bus routes 156, 158, 159, 181, 188 serve the borough; Route 156 runs from Palisade Ave every ~20 minutes to Port Authority (~43 min). NY Waterway ferry from neighboring Edgewater Ferry Landing reaches Midtown / W. 39th St in 10-20 minutes, with a free weekday shuttle from Cliffside Park to the ferry. Driving: ~10 mi to Midtown via GWB (3 mi north) or Lincoln Tunnel via Rt 495.
Ferry to Midtown
10-20 min
Bus 156
~43 min
Walk Score
83
Demographics & Community
Cliffside Park is racially and ethnically diverse with one of NJ's highest population densities (27,533 per sq mi). Race/ethnicity: 41.5% White, 34.5% Hispanic, 14.4% Asian (significant Korean and Japanese communities), with 46.5% of residents foreign-born. Median household income is $93,452, median age 41.3. Bachelor's degree or higher: ~42%.
Population (2026 est.)
26,050
Density per sq mi
27,533
Median Income
$93,452
Foreign-born
46.5%
Hispanic / White / Asian
35/42/14%
Bachelor's+
~42%
Dining & Lifestyle
Anderson Avenue is the borough's commercial spine — anchored by a strong Korean and Japanese culinary scene serving the regional Bergen County Korean community. Mirak (783 Palisade Ave) blends Korean and Japanese; Gorilla Grill (606 Anderson Ave) is a regional Korean BBQ standout; Wich-One offers Korean-influenced sandwiches; Shinpo brings classic Japanese. Adjacent Edgewater (1-2 miles south) extends the dining options with Mitsuwa Marketplace, Whole Foods, and the Hudson waterfront promenade.
Mirak — Taste of Joy
Korean / Japanese sushi (783 Palisade)
Gorilla Grill
Korean BBQ (606 Anderson Ave)
Wich-One
Korean-influenced sandwich/casual
Shinpo
Japanese
Anderson Avenue Korean cluster
Multiple authentic spots
Edgewater border options
Mitsuwa Marketplace, Whole Foods, Korean BBQ
2026 Market Insights
Cliffside Park's 2026 market is a story of three product types. Luxury condos at One Park and Winston Towers benefit from cross-river price arbitrage vs. Manhattan UWS — top units at One Park approach $3M+, Winston Towers spans $250K-$1M+. Multi-family / 2-3-family demand stays strong with NJ's ~8-12% returns and sub-3% vacancy in good school districts; median multi-family list is $1.16M with ~55 days on market. Single-family is the smallest segment at 17.5% of stock.
The headline volatility is signal-noise: Redfin's Feb 2026 median of $530K (-18.5% YoY) reflects condo-heavy mix shift in winter, not depreciation. The trend signals — Zillow ZHVI +1.3% YoY, NeighborhoodScout 12-month appreciation +8.5% (top decile nationally) — point to steady growth. Korean-American buyer demand from Fort Lee and Palisades Park continues spilling south, supporting Anderson Avenue and inland 2-3-family pricing.
Real Estate Snapshot
Source: Zillow, Redfin, NeighborhoodScout (2026)
Neighborhoods
Hudson / Palisades High-Rise (East)
Luxury condos with NYC skyline views — One Park, Winston Towers, premium Hudson-side towers.
$300K – $3M+
Anderson Avenue Corridor (Central)
Walkable mixed-use, mid-rise condos, Korean retail/dining — the borough's lifestyle spine.
$300K – $700K
Inland Residential (West)
2-3-family homes (the dominant single-family-equivalent stock), duplexes, converted multi-families.
$700K – $1.3M (single-family)
Multi-family investments
27.6% of housing stock is duplex / 2-3 family — strong investor demand with NJ's ~8-12% returns and sub-3% vacancy.
$749K – $2.2M
Quick Profile
Points of Interest
Anderson Avenue corridor
DowntownBorough's commercial spine — strong Korean and Japanese culinary scene serving the Bergen County Korean community.
One Park (luxury condo)
Luxury Tower14-story luxury tower (completed 2019) — 204 residences, 1-4BR, with pool, golf simulator, theater. Top units approach $3M+.
Winston Towers
High-Rise31-story complex (Towers 200/300/600) — broad price range $250K-$1M+, NYC skyline views.
Memorial Park & Columbus Park
ParkCommunity parks for events, festivals, and daily recreation; supplemented by Veterans Field, Zalewski Park, and West Grantwood Playground.
Cliffside Park Public Library
Civic505 Palisade Avenue — BCCLS member, access to 77 libraries.
Edgewater Ferry & Waterfront
WaterfrontAdjacent borough offers waterfront promenade, Whole Foods/Trader Joe's at The Shops at Riverwalk, riverside dining — 1-2 mile drive/free shuttle.
Frequently Asked Questions
What is the median home price in Cliffside Park in 2026?
Zillow's home value index is $569,744 (+1.3% YoY) — the most stable benchmark. Redfin's Feb 2026 median sale of $530K (-18.5% YoY) reflects condo-heavy mix shift, not a price collapse. Median price/sqft is $435 (+10.0%). NeighborhoodScout reports a 12-month appreciation of +8.5%, top decile nationally. Median list price (Dec 2025): ~$648K. Active condos range from $250K (Winston Towers entry) to $3.4M (One Park penthouse).
How are Cliffside Park schools rated?
Reported honestly: Cliffside Park School District is Niche B+ across 4 schools (~1,438 students). Cliffside Park High School: GreatSchools 3/10, Niche B; 87% graduation rate; math 16% / reading 32% proficient. As a true urban-density city school district, ratings sit below affluent suburban Bergen peers. Elementary schools (No. 3, 4, 5) are Niche B; School No. 6 (middle) is Niche B-.
How long is the commute from Cliffside Park to Manhattan?
NJ Transit Bus routes 156, 158, 159, 181, 188 serve the borough; Route 156 from Palisade Ave runs every ~20 min to Port Authority (~43 min). NY Waterway ferry from neighboring Edgewater Ferry Landing reaches Midtown / W. 39th St in 10-20 min, with a free weekday shuttle from Cliffside Park to the ferry. Driving: ~10 mi to Midtown via GWB (3 mi north) or Lincoln Tunnel (~6 mi via Rt 495). Walk Score: 83 (Very Walkable).
What types of homes are available in Cliffside Park?
Cliffside Park is unusual: 43.3% of housing stock is large apartment / high-rise, 27.6% duplex / 2-3 family, 17.5% single-family detached, 11.2% row/attached. Hudson-side luxury condos (One Park, Winston Towers) range $250K-$3M+; inland 2-3-family homes are popular with investors at $749K-$2.2M; single-family detached (only 17.5% of stock) typically $700K-$1.3M.
What is the demographic profile of Cliffside Park?
Cliffside Park has approximately 26,050 residents in 2026 with one of New Jersey's highest population densities (27,533 per sq mi). Race/ethnicity: 41.5% White, 34.5% Hispanic, 14.4% Asian (with significant Korean and Japanese communities). 46.5% foreign-born. Median household income $93,452, median age 41.3. The dense, urban character distinguishes it from suburban Bergen peers.
What is the 2026 Cliffside Park outlook?
Strong investor demand for multi-family (median list $1.16M, ~55 DOM) — NJ's ~8-12% returns and sub-3% vacancy in a walkable urban setting. Luxury condos at One Park / Winston Towers benefit from the cross-river price arbitrage vs. Manhattan UWS. Korean-American buyer demand from Fort Lee / Palisades Park spills south into Cliffside Park, supporting Anderson Avenue and inland 2-3-family pricing. Zillow ZHVI +1.3% YoY; NeighborhoodScout 12-mo appreciation +8.5%.
Data Sources & References
Real Estate: Redfin Cliffside Park (2026), Zillow ZHVI (2026), NeighborhoodScout, Homes.com.
Schools: Niche Cliffside Park District, GreatSchools, US News.
Demographics: Data USA, World Population Review (2026), NJ Demographics.
Transit: NJ Transit, NY Waterway, Walk Score.
Data refreshed May 2026. Verify with a licensed agent before any real estate decision.