Cliffside Park NJ Housing Market & Home Prices, Sep 2026

Redfin's median sale price for ZIP 07010 was $556,000 in the three months ending May 2026, down 25.3% from a year earlier. Most of that drop is a change in what sold, not a collapse in what homes are worth. Condos made up 62% of closed sales over the past year, up from 55% the year before, while townhouse and two-to-four-family sales fell by about a third.

The like-for-like signals are milder. The condo median fell 9% to $475,000 and condo price per square foot slipped from $407 to $386. Inventory rose to 133 homes, the highest point in the data, and only 29% of homes sold above list price, compared with 61% across Bergen County in May.

Buyers here have more room to negotiate than the county average suggests. The idea that Cliffside Park is the lower-cost option next to Fort Lee and Edgewater holds on a per-square-foot basis, but not on the headline median, and property taxes are slightly higher here than in either neighbor.

How to read the numbers

All market figures below come from the Redfin Data Center for ZIP code 07010, unless noted. Each monthly figure is a rolling three-month window ending in the month shown, so "May 2026" covers March through May, and sales counts are three-month totals. Redfin's latest published month is May 2026.

Sales here span 1970s high-rise condos, newer townhouses, older two-family houses and a few detached homes. When the mix shifts, the all-type median moves even if no home changed in value.

Type (07010)	Median, May 2024	Median, May 2025	Median, May 2026	$/sq ft, May 2026	Sales, Jun 2025–May 2026
All residential	$767,500	$744,000	$556,000	$416	226
Condo/co-op	$535,000	$522,000	$475,000	$386	140
Single-family	$835,000	$972,500	$765,000	$487	32
Townhouse	$995,000	$1,153,000	$1,115,000	$465	35
Multi-family (2–4 units)	$849,500	$830,000	$685,000	$330	19

The 12-month column sums four non-overlapping windows. The prior 12 months had 259 sales: 142 condos, 35 single-family, 53 townhouses and 29 multi-family. Condo sales held steady while townhouse and multi-family sales each fell 34%, which pulls the median down.

In the latest window the non-condo medians rest on 3 to 9 sales each, and some windows in the past year had as few as 2, so single readings are noisy. The multi-family median ran $995,000 to $1,150,000 in the windows ending January to April 2026, then printed $685,000 in May on 3 sales.

Two years of mortgage rates and local prices

Freddie Mac's Primary Mortgage Market Survey shows the 30-year fixed rate at 6.08% in late September 2024, a peak of 7.04% in mid-January 2025, an average of about 6.6% in 2025, a dip to 5.98% in late February 2026, and a climb back to 7.03% on September 24, 2026.

Local competition tracked those swings closely. Prices followed less clearly.

Fall 2024, rates near 6.1%. In the window ending September 2024, 40% of homes sold above list and the average sale-to-list ratio was 99.8%.
Winter 2025, rates above 7%. By the window ending February 2025, only 11.3% of homes sold above list, the lowest share in the data, and the sale-to-list ratio fell to 97.6%.
Spring and summer 2025, rates around 6.6% to 6.9%. Buyers returned: 37.5% to 41.8% of homes sold above list in the windows ending April to August 2025.
Spring 2026, rates dipping just under 6% and then rising. Sellers responded more than buyers. Inventory reached 133, up 20% from a year earlier. Pending sales were flat (79 vs. 77), closed sales fell to 49 from 72, and the share selling above list fell to 28.6%.

Price per square foot is less sensitive to mix. All-residential $/sq ft rose from $408 in May 2024 to $449 in May 2025 (+10%), then fell to $416 in May 2026 (−7%). Part of that is still mix, but the condo decline from $407 to $386 (−5%) is like-for-like.

Bergen County looks different. Its single-month median was $790,000 in May 2026, up 5.2% year over year, with a 104.2% sale-to-list ratio and 61.4% of homes selling above list. Cliffside Park's condo-heavy market reacted more to rates and rising supply.

Supply and competition

Metric (07010, all types)	May 2024	May 2025	May 2026
New listings (3-month)	105	116	123
Inventory	102	111	133
Homes sold (3-month)	72	72	49
Pending sales	89	77	79
Median days on market	91	72	78
Avg sale-to-list	98.4%	98.9%	99.0%
Sold above list	18.1%	41.7%	28.6%
Off market in two weeks	28.1%	48.0%	45.6%

Redfin's single-month series for the city of Cliffside Park puts months of supply at 6.5 in May 2026, after a reading of 8.8 in April. The same series shows 18.5% of active listings had a price drop in May 2026, up from 13.6% in May 2025. The county's months of supply was 5.0 in May.

This is a two-speed market. 45.6% of homes still went off market within two weeks, while the rest sit, price cuts are more common, and the typical sale closes about 1% below list.

Condos carry most of the new supply. Condo inventory reached 92 in May 2026, up 28% from 72 a year earlier.

Housing stock and price tiers

High-rise condos along the Palisades

The large towers along the Palisades above Edgewater define the local condo market. According to listing data summarized by StreetEasy, 200 Winston Drive was completed in 1973 with 640 units and 300 Winston Drive in 1974 with 676 units. Carlyle Towers sits nearby at 100 Winston Drive.

Prices vary widely by floor, view and unit size, and the building matters as much as the unit. Common charges, reserves and any planned assessments for facade, elevator or garage work are central costs in 50-year-old towers. These fees are not in Redfin's data and must be requested for each unit.

Condos are the steadiest segment: 140 sales in the latest 12 months against 142 in the prior 12, with the three-month median moving between $460,000 and $610,000.

Two-family and multi-family homes

Redfin's multi-family category (2 to 4 units) produced only 19 sales in the past year. The median of the twelve rolling windows from June 2025 to May 2026 is about $940,000, a steadier reference than any single reading. Multi-family $/sq ft was $330, the lowest of any type.

Inventory was just 8 in May 2026, and sale-to-list was 102.2%, the only type where the average sale closed above asking.

Single-family houses and townhouses

Detached houses are a small part of the market, with 32 sales in 12 months. The latest median is $765,000 at $487 per square foot. Townhouses sit at the top of the local price range, with a May 2026 median of $1,115,000 and a 12-month range of $955,000 to $1,210,000. Townhouse sales fell to 35 from 53, and the latest window shows 100 days on market and a 97.5% sale-to-list ratio, the weakest of any type.

Is Cliffside Park cheaper than Fort Lee and Edgewater?

May 2026, 3-month window	Cliffside Park 07010	Fort Lee 07024	Edgewater 07020	Ridgefield 07657
All-type median	$556,000	$422,500	$715,000	$720,000
All-type $/sq ft	$416	$465	$496	$444
Condo median	$475,000	$355,000	$580,000	too few sales
Condo $/sq ft	$386	$456	$476	too few sales
Single-family median	$765,000	$1,108,800	$999,999	$727,500
Single-family $/sq ft	$487	$510	$585	$460
Townhouse median	$1,115,000	$1,100,000	$1,127,000	too few sales
Sales, Jun 2025–May 2026	226	519	190	74
2025 effective tax rate	1.920%	1.839%	1.545%	1.723%

On price per square foot, Cliffside Park is cheaper than both neighbors. The gap is largest for condos: $386 per square foot here versus $456 in Fort Lee (15% less) and $476 in Edgewater (19% less). For detached houses the gap to Fort Lee is small ($487 vs. $510).

On median price, Fort Lee condos are cheaper because its typical unit is smaller. Dividing each median price by the median $/sq ft (a rough guide, not an exact measure) implies a typical unit of about 780 square feet in Fort Lee and about 1,230 square feet in Cliffside Park.

Townhouses show no discount: all three medians fall between $1.1 million and $1.13 million.

Property taxes run slightly the other way. Cliffside Park's 2025 effective tax rate of 1.920% is higher than Fort Lee's 1.839% and Edgewater's 1.545%, according to 2025 rates reported from the state table by Home-Property-Tax and Bergen County Lifestyle. On a $500,000 home, the difference with Edgewater is about $1,875 a year.

Property taxes and ownership costs

Cliffside Park's 2025 general tax rate is 2.836 per $100 of assessed value and its effective rate, which adjusts for how close assessments are to market value, is 1.920%, based on the NJ Division of Taxation 2025 general tax rate table as summarized by secondary sites. Estimates below multiply market value by the effective rate.

Estimated annual taxes at the latest medians:

Median condo, $475,000: about $9,120
All-type median, $556,000: about $10,675
Median single-family, $765,000: about $14,690
Two-family at about $940,000: about $18,050

As a cross-check, Daily Voice reported Cliffside Park's average residential tax bill at $10,771 in 2025, up from $10,399 in 2024 (+3.6%). Fort Lee's average was $12,980 and Edgewater's $11,035, so Cliffside Park's bills are lower despite the higher rate.

Actual bills depend on each assessment, so ask for the current bill. Eligible owners can apply for New Jersey's ANCHOR property tax relief program.

Monthly payments and affordability

The table uses the formula for a 30-year fixed loan with 20% down, plus property tax at 1.92%. It leaves out homeowners insurance, condo fees and mortgage insurance, so real costs are higher.

Price	Loan	Rate	P&I	Tax / month	P&I + tax	Income at 28%
$475,000 (condo)	$380,000	5.98%	$2,273	$760	$3,033	$130,000
$475,000 (condo)	$380,000	7.03%	$2,536	$760	$3,296	$141,250
$556,000 (all types)	$444,800	5.98%	$2,661	$890	$3,551	$152,170
$556,000 (all types)	$444,800	7.03%	$2,968	$890	$3,858	$165,340
$765,000 (single-family)	$612,000	5.98%	$3,661	$1,224	$4,885	$209,370
$765,000 (single-family)	$612,000	7.03%	$4,084	$1,224	$5,308	$227,490

The move from 5.98% in February to 7.03% today adds about $263 a month on the median condo and about $423 on the median single-family home, before any change in price.

Local incomes are well below these thresholds. The median household income in Cliffside Park was $93,452 in 2024 Census estimates, according to Data USA. At 28% of that income, a household can spend about $2,180 a month on housing. That covers less than the principal, interest and tax on the median condo at any rate in the past two years. The same source puts owner-occupancy at 51.4%, so nearly half of households rent.

Buyers therefore tend to need larger down payments, higher incomes or equity from a prior sale, which helps explain why rate moves show up quickly in local competition.

Two-family rental math

Using the ~$940,000 reference price and 20% down:

Loan of $752,000 at 7.03%: principal and interest of about $5,018 a month.
Tax at 1.92%: about $1,504 a month.
Total before insurance, repairs and vacancy: about $6,522.

For rent, HUD's FY2026 Fair Market Rent for a two-bedroom in the Bergen-Passaic area is $2,324, as reported from the HUD FMR dataset. Asking rents for two-bedroom apartments in Cliffside Park run higher, at about $2,794 to $3,200 according to listing sites such as Zumper and Apartments.com. Zillow reports an overall average rent of $2,600 in its rental market data.

For an owner-occupant renting the other unit at $2,794, the net housing cost is about $3,728 a month. At the HUD figure it is about $4,198. That is more than the $3,296 for the median condo before fees, but the owner holds land and a second income stream.

For a pure investor renting both units:

At $2,794 per unit, gross rent is $67,056 a year, a 7.1% gross yield on $940,000. After taxes alone, the yield falls to about 5.2%.
At $2,324 per unit, the gross yield is 5.9% and about 4.0% after taxes.

Insurance, repairs, water and sewer, and vacancy come out of that. With a mortgage rate of 7.03%, the property yield after expenses is below the borrowing cost, so leverage reduces the return rather than adding to it. These are illustrations, not projections; actual leases are the numbers that matter.

Schools

The Cliffside Park School District runs five schools: three elementary schools (Schools No. 3, 4 and 5), School No. 6 for middle grades, and Cliffside Park High School. According to the same source, district enrollment was roughly 3,120 in 2023-24. The high school also receives students in grades 9 to 12 from neighboring Fairview through a sending-receiving relationship, and enrolled about 1,314 students in 2024-25.

On outside rankings, U.S. News placed Cliffside Park High School 270th in New Jersey in its 2025 list. For graduation rates and state test proficiency, families should review the latest NJ School Performance Reports directly, since the state updates these each year and third-party summaries vary.

Commute and transportation

Cliffside Park has no rail station. The main transit link to Manhattan is NJ Transit bus service along Anderson Avenue and Palisade Avenue to the Port Authority Bus Terminal. Routes including the 156, 158, 159 and 181 serve stops in the borough, according to Moovit's route listings and NJ Transit's MyBus tracker. Trip times vary widely with stop location and Lincoln Tunnel traffic, and published estimates differ, so buyers should time the trip from the specific block at rush hour.

The NY Waterway ferry leaves from neighboring Edgewater, and drivers reach the George Washington Bridge through Fort Lee to the north.

Development and affordable housing

Much of the borough's new housing has come from redeveloping existing sites. One large Anderson Avenue project was the Cliffside Park Towne Centre, described in 2016 Daily Voice coverage as a 15-story building with 277 apartments, about 50,000 square feet of retail and office space and a 190-space municipal parking lot. New rental buildings compete for the tenants that two-family owners rely on.

Under New Jersey's Fourth Round affordable housing rules (2025 to 2035), the state Department of Community Affairs calculation assigns Cliffside Park a present need of 150 units (rehabilitation) and a prospective need of 0 new units. That means the round is unlikely to force large new construction in the borough. The borough has posted its Fourth Round Housing Element and Fair Share Plan, and buyers near any designated site should read it.

Risks to weigh

Condo building costs. Towers built in the 1970s face large capital projects over time. Request the budget, reserve study and board minutes.
Rising condo supply. Condo inventory is up 28% from a year ago. If rates stay near 7%, sellers may have to cut prices further to clear it.
Thin data for houses. With 2 to 11 sales per window over the past year, single-family and two-family medians can move 20% on a handful of deals. Use comparable sales to judge a specific price.
Tax changes. Average bills rose 3.6% in 2025. A future revaluation could shift the tax burden between condos and houses.
Commute exposure. A bus-only commute depends on Lincoln Tunnel and Port Authority conditions.

Strategy for buyers

Negotiate on condos. With 92 condos listed, sale-to-list at 99.1% and a larger share of listings taking price cuts, offers below asking are reasonable on units that have been listed for more than a few weeks.
Move fast on the right unit. 45.6% of homes still went off market within two weeks. Well-priced, updated units do not wait.
Compare on $/sq ft, not median price. Cliffside Park condos cost 15% less per square foot than Fort Lee's, but the unit, building fees and taxes decide the real cost.
Stress-test the payment. Rates rose from 5.98% to 7.03% in seven months. Plan on today's rate, and treat any drop as a later refinance opportunity, not a certainty.
For two-family buyers, underwrite with the lower HUD rent figure and verify existing leases. Rent on the second unit covers a meaningful share of the payment, but not most of it.

Strategy for sellers

Price to the latest comparable sales, not 2025 peaks. With 18.5% of listings cutting prices, starting high tends to cost time.
Condo sellers face the most competition. Prepare building documents early so buyers and lenders can move quickly.
Two-family sellers have the scarcest product. With 8 listed and sale-to-list at 102.2%, clear rent rolls and leases help buyers act.

Outlook for the next 6 to 12 months

The data leans toward a flat to softer condo market and a steadier one for houses, conditional on rates. With the 30-year rate back above 7% for the first time since January 2025, the closest precedent is winter 2025, when the share of homes selling above list fell to about 11%. A similar cooling in fall and winter 2026 data would be consistent with that pattern, and condo $/sq ft could slip further if listings keep outpacing sales.

Several things would change that view:

Rates back below 6.5%. In 2025, the local market responded quickly when rates eased, with above-list sales returning to about 40% within a few months.
Condo listings falling. If sellers pull back, the supply overhang eases.
Bergen County strength spreading. The county median rose 5.2% year over year in May 2026.

What to watch: condo inventory and price-drop share in Redfin's June to September data, the weekly Freddie Mac rate, and the 2026 tax rate when it is certified.

FAQ

What is the median home price in Cliffside Park in 2026?

Redfin's median for ZIP 07010 was $556,000 for March to May 2026. The condo median was $475,000, single-family $765,000 and townhouse $1,115,000. The 25% annual drop is mostly sales mix; condo $/sq ft fell about 5%.

Is Cliffside Park cheaper than Fort Lee?

Per square foot, yes. Condos cost $386 per square foot here versus $456 in Fort Lee. Fort Lee's median condo price is lower because its typical unit is smaller. Cliffside Park's 2025 effective tax rate is slightly higher, 1.920% vs. 1.839%.

Do two-family homes in Cliffside Park pay for themselves?

At current rates, not fully. On a ~$940,000 two-family with 20% down at 7.03%, principal, interest and tax come to about $6,522 a month. Rent from a second two-bedroom unit, at $2,324 to about $2,800, covers roughly a third to over 40% of that.

Cliffside Park NJ Housing Market 2026: Prices, Taxes & Trends