Livingston, NJ
An Essex County township with one of New Jersey's most concentrated Asian-American suburban populations — Livingston Public Schools rank Niche #9 in NJ for 2026 (up from #12), Livingston HS holds GreatSchools 9/10 with a 98% graduation rate, and the township stretches across 14 square miles of large-lot single-family neighborhoods.
Zillow ZHVI
$861K
+1.8% YoY (Zillow 2026)
Days on Market
~28
Tight, school-driven demand
Livingston Schools
#9 NJ
Niche 2026 (up from #12)
Asian-American
~32%
Chinese/Indian-American hubs
Community Overview
Livingston Township covers 14 square miles in Essex County with a population of approximately 31,488 (2024 ACS). The township is overwhelmingly single-family detached — large lots, mature trees, established residential neighborhoods. Median household income is $229,806, per-capita income $100,851 (roughly 2x the NJ average), with strong professional and academic concentrations.
Livingston is one of New Jersey's most concentrated Asian-American suburban communities — approximately 32% of residents are Asian, with substantial Chinese-American and Indian-American populations. Mandarin/Cantonese is the second-most-spoken home language in the regional Essex County SW PUMA (6,577 households), and Hindi third (2,517 households). The township also has a long-established Jewish community with multiple synagogues spanning Modern Orthodox, Conservative, and Reform traditions.
The 2026 market is anchored by the school-district premium. Niche ranks Livingston Public Schools #9 in NJ for 2026 — up from #12 in 2025 — and Livingston Senior HS is Niche #14 best public HS in NJ with GreatSchools 9/10. The Zillow ZHVI of $861,355 (+1.8% YoY) and broad-market YTD appreciation of +4.8% (Jorge Ramirez Group) reflect a steady seller's market driven by NYC and Jersey City relocators seeking large-lot single-family with top-tier schools.
Education
Livingston Public Schools rank Niche #9 in NJ for 2026 (up from #12 in 2025). District math proficiency is 70% (vs. 38% NJ avg) and reading 81% (vs. 49%). Livingston Senior High School is Niche #14 best public HS in NJ, GreatSchools 9/10, math 61% / reading 81% proficient, with a 98% graduation rate. The district has six elementaries and two middle schools.
Livingston Senior HS
~2,000+ students. Niche #14 NJ. AP and National Merit pipeline. 98% grad rate.
Middle Schools
Heritage and Mt. Pleasant — both above NJ average; Gifted & Talented programs.
Elementaries (6)
Burnet Hill, Collins, Harrison, Hillside, Mt. Pleasant, Riker Hill — all above-average GreatSchools.
District Trajectory
Moved from Niche #12 in 2025 to #9 in 2026 — improving rank reinforces premium pricing.
Transportation & Commute
Livingston has no train station — the closest NJ Transit Morris & Essex line stations (Mountain Station / South Orange or Bay Street / Montclair) are a 10-15 minute drive. DeCamp Bus Lines shut down completely on February 28, 2025. Current direct commuter bus is Community Coach Route 77 from Livingston Center to Port Authority — about 54 minutes, limited M-F frequency. Driving to Manhattan via I-280 takes 35-55 minutes; the township sits 20 miles from Midtown. Walk Score is 19 — Livingston is car-dependent.
Drive (off-peak)
35-55 min
Distance
20 miles
Walk Score
19
Demographics & Community
Livingston's defining demographic feature is its Asian-American concentration — approximately 32% of residents, with substantial Chinese-American and Indian-American populations. The township is also home to a long-established Jewish community spanning Modern Orthodox, Conservative, and Reform traditions. Median household income is $229,806, with strong educational attainment — the per-capita income of $100,851 is roughly 2x the NJ average.
Population
31,488
Median Income
$229,806
Per Capita Income
$100,851
Asian-American
~32%
White
~57.5%
Township Area
14 sq mi
Dining & Lifestyle
Livingston's dining scene reflects its demographics: an extensive Asian dining cluster (Chinese, Japanese/sushi, Korean, Indian) along Northfield Avenue and Eisenhower Parkway, plus the Westminster Hotel's Strip House — a Rockwell Group-designed 120-seat prime steakhouse — anchors the upscale tier. The Livingston Mall remains the primary regional retail hub, supplemented by Livingston Town Center for daily-needs shopping.
Strip House (Westminster Hotel)
Prime steakhouse, Rockwell-designed
Zen Japanese (277 Eisenhower)
Japanese / sushi
QQ Asian (Livingston Towne)
Pan-Asian, Chinese-leaning
Sarku Japan
Japanese express
Vette Ristorante (at Calabria)
Modern fine Italian
Indian dining cluster
Reflecting the substantial Indian-American community
Chinese dining cluster
Reflecting the Chinese-American concentration
Feathered Fox (Westminster)
Hotel American eclectic
2026 Market Insights
Livingston's 2026 market is anchored by the school-district premium — Niche moved the district from #12 NJ in 2025 to #9 in 2026, reinforcing the demand floor regardless of macro rate shifts. The Zillow ZHVI of $861,355 (+1.8% YoY) is the most reliable typical-home benchmark; broad-market YTD appreciation per Jorge Ramirez Group is +4.8%.
The Redfin -9.0% YoY ZIP 07039 median (March 2026) is mix-shift, not a price decline. Days on market run roughly 18-28 — well-priced homes still draw multiple offers within two weeks. New construction concentrates in Riker Hill, Chestnut Hill, and Broadlawn, typically priced $1.5M-$3M.
Demand drivers: school-district premium, Asian-American buyer concentration (~32% of residents), strong larger-lot single-family preference post-pandemic, and substantial WFH / hybrid demographics among professional households. Headwind: no train station and the DeCamp shutdown (2025) reduces appeal for daily Midtown commuters vs. rail-served peers like Short Hills, Millburn, and Maplewood.
Real Estate Snapshot
Source: Zillow, Redfin, Jorge Ramirez Group (2026)
Neighborhoods
Riker Hill (NE)
Larger lots, mid-century split-levels, new-construction infill — the borough's premium tier.
$1.2M – $3M+
Collins / Chestnut Hill
Family-popular neighborhoods with strong school pull (near Collins Elementary) — colonials, traditional homes.
$900K – $1.6M
West Livingston / Bel Air
Larger custom homes, near Cedar Hill Country Club — established luxury pocket.
$1.3M – $2.5M+
Hillside / Burnet Hill
Older established sections — wider price range, entry-level options into Livingston.
$700K – $1.3M
Quick Profile
Points of Interest
Livingston Mall
Shopping112 Eisenhower Parkway — primary regional retail hub anchored by Macy's and JCPenney. Mid-century mall with continued local relevance.
Westminster Hotel & Strip House
Hospitality550 W Mt Pleasant Ave — only full-service luxury hotel in town; houses Strip House Steakhouse (Rockwell Group-designed) and Feathered Fox restaurants.
Riker Hill Art Park
Arts & Nature42-acre Essex County complex on a former US Army Nike missile tracking base — ~38 artist studios, contiguous with Walter Kidde Dinosaur Park (Jurassic-era trackways).
Memorial Oval
ParkTown green in front of Livingston HS — walking track, multiple fields, tennis, bocce, Littell's Pond (seasonal ice skating), 9/11 Memorial Garden.
Cedar Hill Country Club
Country Club100 Walnut Street — private golf, pool, tennis, and event facility — long-established membership club.
Northland Recreation Center
RecreationOne of two large municipal pool complexes (Mervyn V.T. Haines Community Pool is the other) — summer family destinations.
Frequently Asked Questions
What is the typical home price in Livingston in 2026?
Zillow's home value index for Livingston is $861,355 (+1.8% YoY) — the most reliable typical-home benchmark. Median price/sqft is roughly $459 (sold). Redfin's March 2026 ZIP 07039 median reads $1.1M (-9.0% YoY) — that figure reflects mix shift toward smaller closings, not broad price decline. The Jorge Ramirez Group reports broad-market 2026 YTD appreciation at +4.8% YoY.
How are Livingston schools rated?
Livingston Public Schools rank Niche #9 in NJ for 2026 — up from #12 in 2025. District math proficiency is 70% (vs. 38% NJ avg) and reading 81% (vs. 49%). Livingston Senior High School is Niche #14 best public HS in NJ, GreatSchools 9/10, with a 98% graduation rate. The district has six elementaries (Burnet Hill, Collins, Harrison, Hillside, Mt. Pleasant, Riker Hill) and two middle schools (Heritage, Mt. Pleasant).
How long is the commute from Livingston to Manhattan?
Livingston has no train station — the closest NJ Transit Morris & Essex line stations (Mountain Station, Bay Street/Montclair) are a 10-15 minute drive away. DeCamp Bus Lines shut down completely on February 28, 2025; Community Coach Route 77 from Livingston Center to Port Authority takes ~54 minutes (limited frequency). Driving to Manhattan via I-280 / NJ Turnpike runs 35-55 minutes; the borough sits 20 miles from Midtown. Walk Score: 19 (car-dependent).
What is the Asian-American community like in Livingston?
Livingston is one of NJ's most concentrated Asian-American suburban communities — approximately 32% of residents are Asian, with substantial Chinese-American and Indian-American populations. Regional language data shows Mandarin/Cantonese as the second-most-spoken home language (6,577 households) and Hindi third (2,517 households). The dining and retail infrastructure reflects this — Asian supermarkets, restaurants, and services concentrate along Northfield Ave and Eisenhower Pkwy. There is also a long-established Jewish community with multiple synagogues including Temple B'nai Abraham and Congregation Etz Chaim (Modern Orthodox).
What types of homes are in Livingston?
Livingston is overwhelmingly single-family detached on substantial lots — typical range $700K-$2M with luxury Riker Hill and West Livingston / Bel Air pockets reaching $3M+. New construction concentrates in Riker Hill, Chestnut Hill, and Broadlawn. Limited condo/townhome inventory, primarily in the Livingston Town Center / Broadlawn area at $600K-$1.5M.
What is the 2026 Livingston outlook?
Livingston's school-district premium is the dominant pricing factor — the Niche district rank improvement (from #12 to #9 NJ) reinforces a steady demand floor regardless of the macro rate environment. Asian-American buyer demand from NYC and Jersey City relocators, combined with larger-lot single-family preference post-pandemic, keeps Livingston a seller's market. The DeCamp shutdown and absence of a train station make Livingston less attractive for daily Midtown commuters than rail-served peers (Short Hills, Millburn, Maplewood) — offset by strong WFH/hybrid demographics.
Data Sources & References
Real Estate: Redfin 07039 (Mar 2026), Zillow ZHVI Livingston (2026), Jorge Ramirez Group 2026 Report.
Schools: Niche Livingston BOE 2026, Niche LHS 2026, GreatSchools.org.
Demographics: U.S. Census QuickFacts, ACS 2024, Neilsberg, Data USA Essex SW PUMA.
Transit: NJ Transit, Saritte Harel commute guide, Walk Score.
Data refreshed May 2026. Verify with a licensed agent before any real estate decision.
Compare Livingston with…
Side-by-side 2026 stats — prices, schools, commute, demographics.