Englewood Cliffs NJ Housing Market & Home Prices, Sep 2026

Englewood Cliffs is a single-family town with a small, uneven market. Redfin's ZIP 07632 series shows about 54 home sales in each of the last three 12-month periods, and every one of them in the data is a single-family house. With that few sales, the headline median jumps around: $2.7 million in spring 2025, $1.49 million in late 2025, $2.03 million in the March–May 2026 window.

The clearer signal is negotiation, not price. In the three months ending May 2026, homes in 07632 closed at an average of 92.2% of the final list price and none sold above list. A year earlier those figures were 98.8% and 36%. Across Bergen County in May 2026, homes closed at 104.2% of list and 61% sold over asking. Englewood Cliffs has moved the opposite way from the county it sits in.

That shift happened while mortgage rates fell below 6% in February 2026, so rates do not explain it. The data points to local factors, chiefly asking prices that moved far above recent sale prices. The borough also combines a low 2025 effective tax rate of 0.995% with a public high school arrangement that differs from what many online summaries say.

How the data works for a town this small

The chart on this site uses Redfin's Data Center series for ZIP 07632. Each monthly point is a rolling three-month window, so "May 2026" means sales that closed from March through May. That smooths the line a little. It cannot fix a sample of six to eight sales.

So this article reads the median together with sale-to-list, days on market and share sold above list, and compares non-overlapping windows. Redfin reports only All Residential and Single Family Residential for 07632, and the two series are nearly identical. There is no condo, townhouse or multi-family segment in the data.

Two years of prices and mortgage rates

The table below shows non-overlapping three-month windows from the Redfin ZIP series (All Residential).

Window	Median sale price	Median $/sq ft	Homes sold	Median days on market	Avg sale-to-list	Sold above list
Mar–May 2024	$2,995,000	$524	7	96	101.6%	29%
Jun–Aug 2024	$1,700,000	$482	15	67	99.1%	47%
Sep–Nov 2024	$1,800,000	$555	15	119	98.9%	33%
Dec 2024–Feb 2025	$1,765,000	$520	12	76.5	98.7%	33%
Mar–May 2025	$2,700,000	$489	11	115	98.8%	36%
Jun–Aug 2025	$1,810,000	$551	26	102	98.8%	35%
Sep–Nov 2025	$1,494,000	$460	14	110	94.6%	21%
Dec 2025–Feb 2026	$1,787,500	$522	6	147	95.0%	0%
Mar–May 2026	$2,025,000	$592	8	99.5	92.2%	0%

What the table shows:

The median has no clear trend. Spring windows land high, likely because a few large houses close then; the others sit between about $1.5M and $1.8M.
Price per square foot is steadier and has drifted up. The five windows from mid-2024 through summer 2025 range from $482 to $555. The last window reads $592, the highest in the series. With 8 sales, that is a hint, not a trend.
Volume was flat over 12 months but uneven within them. Sales totaled 54, 53 and 54 in the three June-to-May years. The latest year was front-loaded: 26 sales in summer 2025, then 28 from September 2025 through May 2026, down from 38 (15 + 12 + 11) in the same nine months a year earlier, a drop of about 26%.
Negotiating room widened. Sale-to-list stayed near 99% from mid-2024 through summer 2025, then dropped to 94.6%, 95.0% and 92.2%. The share sold above list went from 35% to 0% in two windows.

Did mortgage rates move this market?

Freddie Mac's Primary Mortgage Market Survey 30-year rate touched 6.08% in late September 2024, rose to 7.04% in mid-January 2025, averaged about 6.6% in 2025, eased to 6.26% by mid-September 2025, and dropped to 5.98% in late February 2026. It then climbed again, to 6.49% in late June, 6.95% on September 17, and 7.03% on September 24, 2026.

Englewood Cliffs did not follow that path. When rates peaked in January 2025, local sale-to-list for the window ending that month was 98.2%. At the February 2026 rate low, it was 95.0%, with nothing sold above list in three months. At these price points, which houses are listed and how they are priced appear to matter more than a one-point rate move.

Bergen County stayed strong throughout: its single-month median was $790,000 in May 2026, up 5% year over year, with 63 median days on market.

Supply and competition

Redfin does not report months of supply for 07632, but it can be estimated. May 2026 inventory was 26 homes. At the spring pace (8 sales in three months) that is about 9.8 months of supply; at the 12-month pace of 54 sales, about 5.8 months. Bergen County reported 5.0 months. The spring figure points to a buyer-leaning market.

Other measures agree:

Pending sales were 14 in the three months ending May 2026, compared with 31 a year earlier.
New listings were 20, compared with 30. Inventory was lower (26 vs. 36), but demand fell faster than supply.
Median days on market stayed near or above 100 in each of the last five windows (99.5 to 147). Countywide, the median was 63 days in May 2026.
Quick sales still happen. Redfin reports 43% of homes went under contract within two weeks in the latest window. Well-priced homes move; the rest sit.

Asking prices moved away from sale prices

The median list price in 07632 rose from $1.8M in the three months ending May 2025 to $3.35M in the three months ending May 2026. It reached $4.05M in the window ending January 2026. Sale prices did not follow.

Redfin's data does not describe individual listings. When the median asking price nearly doubles while sale prices stay near $2M, the likely cause is more homes listed at the top of the range, not across-the-board increases. The 92.2% sale-to-list ratio suggests many are priced above what buyers have confirmed.

Housing stock and price tiers

Englewood Cliffs is almost entirely detached single-family housing, with the business corridor along Sylvan Avenue (U.S. 9W). In broad terms, the for-sale market has two groups:

Older houses, such as mid-century ranches and split-levels, which buyers often plan to renovate or replace.
Newer or substantially rebuilt houses, which likely account for many of the $3M-plus asking prices.

Redfin does not break sales down by age, so the split cannot be measured directly. The gap between $1.5M–$1.8M medians in most windows and $3M-plus asking prices is consistent with it.

Teardown and rebuild economics

A rebuild works only when three numbers fit: the price of the existing house, the cost to demolish and build, and the realistic resale price of the finished home. The Redfin data limits the third. With the median sale near $2M, sale-to-list at 92.2% and asking prices well above $3M, resale estimates should come from closed sales, not listings. This article does not estimate construction costs. Get a local contractor's bid and check the borough's zoning limits in Chapter 30 on eCode360.

What a budget buys, roughly

Based only on the Redfin windows above:

About $1.5M matched the median in the September–November 2025 window, likely an older house.
About $1.8M–$2.0M has been the center of the market in most recent windows.
$3M and up is where many current asking prices sit. The spring 2024 and spring 2025 medians near $2.7M–$3.0M show that homes in this range do sell, but in small numbers.

Cost of ownership

Property tax

For 2025, the New Jersey Division of Taxation lists Englewood Cliffs Borough with a general tax rate of 1.165 per $100 of assessed value and an effective tax rate of 0.995%. The effective rate adjusts for how close assessments are to market value, so it is the better number to apply to a purchase price.

On the March–May 2026 median of $2,025,000: about $20,150 a year, or $1,679 a month.
On $1,500,000: about $14,925 a year, or $1,244 a month.

The commercial corridor along Sylvan Avenue, home to LG Electronics' North American headquarters and CNBC's headquarters, is commonly cited as the reason the rate is under 1%; this article did not verify the borough's ratable breakdown. A buyer's actual bill depends on the assessment, not the sale price. After a sale above the assessed value, the next reassessment or revaluation could raise the bill.

Other costs

New Jersey's realty transfer fee and "mansion tax" rules changed in 2025. For deeds under contracts fully executed on or after July 10, 2025, the old buyer-paid 1% mansion tax was restructured into a seller-paid Graduated Percent Fee of 1% to 3.5% of the full price on sales over $1 million. At Englewood Cliffs prices nearly every sale is affected, so sellers should have their attorney calculate the exact amount before setting a price.
Flood risk depends on the property. The borough sits mostly on high ground above the Hudson, but lots near slopes or low areas should be checked on the FEMA Flood Map Service Center.
Most single-family homes here have no HOA fees.

Monthly payment and income needed

The figures below assume a 30-year fixed loan with 20% down. P&I is calculated as L·i / (1 − (1+i)^−360), where L is the loan amount and i is the annual rate divided by 12. "Income needed" assumes P&I plus property tax take up 28% of gross income. Homeowners insurance is not included, so actual income needs are higher.

Price	Loan	Rate	Monthly P&I	P&I + tax	Income needed at 28%
$2,025,000	$1,620,000	5.98% (Feb 2026 low)	$9,692	$11,371	about $487,000
$2,025,000	$1,620,000	7.03% (Sep 24, 2026)	$10,811	$12,490	about $535,000
$1,500,000	$1,200,000	5.98%	$7,179	$8,423	about $361,000
$1,500,000	$1,200,000	7.03%	$8,008	$9,252	about $396,000

At the median, the difference between February's low and this week's rate is about $1,119 a month, or roughly $13,400 a year. Loans this large are above conforming limits, so actual rates may differ from the PMMS average.

Judy Zhou's Englewood Cliffs area guide reports a median household income of $230,611 from Census ACS data (not re-checked for this article). That is less than half the roughly $487,000 needed at the median price. Purchases here likely rely on equity from a previous home, cash, or incomes well above the local median, which would help explain why rate changes had little visible effect.

Schools: check the high school arrangement

Pre-K through 8 in town

The Englewood Cliffs School District runs two schools: North Cliff School for the youngest grades and the Upper School for grades 3–8. GreatSchools rates the Upper School 9/10 and lists 83% of students proficient in math and 93% in reading. According to SchoolDigger, 2024–25 grade-level proficiency ranged from 82.2% to 97.4% in English Language Arts, compared with state averages of 44.9% to 57.1%.

High school: Dwight Morrow, not Northern Valley

Several online summaries say Englewood Cliffs high school students attend Northern Valley Regional High School at Demarest. The sources found for this article do not support that. Northern Valley Demarest serves Closter, Demarest and Haworth.

The Englewood Cliffs district's high school planning page says students who do not choose private, parochial, academy or tuition-based options may attend Dwight Morrow High School in Englewood without tuition. This sending-receiving relationship with the Englewood Public School District dates to 1967. The borough tried for years to end it and send students to Tenafly High School instead. In 2002 the New Jersey Supreme Court upheld the Commissioner of Education's decision keeping the arrangement, which also barred Tenafly from enrolling Englewood Cliffs residents on a tuition basis.

Dwight Morrow High School shares a campus with the Academies@Englewood magnet program. Niche gives the combined school a B, and U.S. News ranks it 170th in New Jersey. The district page also mentions county academies, magnet programs and private schools. Families should confirm which options are realistic, and their cost, before relying on them.

Families comparing Englewood Cliffs with Tenafly, Cresskill or Demarest are comparing different high school situations, not just different houses.

Commute and transportation

The borough is a short drive from the George Washington Bridge, with the Palisades Interstate Parkway and U.S. 9W running through it. There is no rail station. Judy Zhou's Englewood Cliffs area guide estimates about 15 minutes off-peak to Manhattan by car, 30–45 minutes at peak bridge traffic, and about 60 minutes on NJ Transit's 156 bus to the Port Authority Bus Terminal. Those figures were not re-verified for this article. Test the trip at the hours you would actually travel.

Development and the Fourth Round

Englewood Cliffs has been in affordable-housing litigation since 2015. Several key events for buyers:

A Superior Court judge approved a builder's-remedy project of 600 units, including 120 affordable units, on the former Unilever campus at 800 Sylvan Avenue, according to Northern Valley Press. The borough said at the time that it would appeal.
On August 6, 2024, the Appellate Division enforced the borough's settlement agreement. Fair Share Housing Center quoted the court: "the time for delaying constitutional compliance is over."
The Sylvan, a Garden Communities rental project, is opening in 2026. Jersey Digs reports a 338-unit apartment building plus 112 townhomes, with 90 affordable units (20%). Market-rate units are listed starting at $2,500 a month.

For the Fourth Round (2025–2035), the borough's Housing Element and Fair Share Plan records a court order of May 5, 2025 setting a present need of zero and a prospective need of 329 units. The borough and Fair Share Housing Center filed a consent order on January 27, 2026. Ordinance 2026-06 creates Southern Sylvan Avenue Overlay Zone D. It allows multifamily housing at up to 20 units per acre with a 20% affordable set-aside on listed lots at 50–210 and 400–440 Sylvan Avenue. A companion ordinance creates Overlay Zone C.

What this means for the single-family market:

The new housing is on the Sylvan Avenue corridor, not on residential streets. The overlay ordinances name specific corridor lots.
Most of it is rental. The Sylvan's townhomes are marketed as rentals, and Redfin shows no townhouse sales in 07632. The for-sale single-family market does not face new competing inventory.
Rentals provide another option. Some households that might have bought an older house can now rent new units in town. In a market this small, even a modest shift in demand can show up.
Property taxes are uncertain in both directions. New residents need services, and new buildings also add to the tax base. The borough's budget and school enrollment are the things to watch.

How Englewood Cliffs compares with nearby towns

All figures below are Redfin single-family data for each ZIP, using the three-month window ending May 2026 plus 12-month sales totals built from four non-overlapping windows.

ZIP	Median sale	Median $/sq ft	Avg sale-to-list	Sold above list	Sales, Jun 2025–May 2026
Englewood Cliffs 07632	$2,025,000	$592	92.2%	0%	54
Tenafly 07670	$1,650,000	$623	107.8%	65%	118
Demarest 07627	$1,495,000	$660	101.5%	30%	61
Cresskill 07626	$1,400,000	$483	102.7%	33%	70

On price per square foot, Englewood Cliffs ($592) sits between Cresskill ($483) and Tenafly and Demarest ($623 to $660). On competition, it trails all three. Tenafly homes sold at nearly 108% of list during the same months that Englewood Cliffs homes sold at 92%. The data cannot say why. Differences in high school arrangements, tax rates, lot sizes and the listing mix all plausibly play a part, and buyers who weigh those factors differently will reach different conclusions about which town is better value.

Strategy for buyers

Negotiate from closed sales. Recent data supports offers below asking. The latest window averaged 92.2% of list, and no home sold above it. Ask for the closed sales used to support the asking price.
Target homes that have been listed a long time. With median days on market near or above 100, many sellers have had months to adjust expectations.
Settle the high school plan before making an offer. Confirm the Dwight Morrow arrangement and any alternative you are counting on, including admission odds and cost.
Check the assessment. At a 0.995% effective rate, tax is low relative to price. A home assessed well below the purchase price could still see a higher bill later.
Get jumbo quotes early. At current levels, each tenth of a point on a $1.62M loan moves the payment by roughly $110 a month.

Strategy for sellers

Price from closed sales, not other listings. The median asking price was $3.35M, but the median sale price was $2.03M. Listing close to recent sales gives a home a better chance of being among the 43% that went under contract within two weeks.
Don't rely on spring. Spring windows had the highest medians in each of the last three years, but that reflects which houses sold as much as seasonal demand.
Think about rebuild value. If your house will likely be replaced, buyers will value it mainly as land. Local builders' offers show what that land is worth.

Outlook for the next 6–12 months

The data points to a soft, buyer-leaning market heading into late 2026: negotiation near its widest in the series, fewer pending sales and asking prices well above closing prices. Mortgage rates rose from 5.98% in February to 7.03% this week. Higher rates are unlikely to help, though local prices did not respond much to the earlier drop either.

What would change the view:

Toward firmer: sale-to-list back above 97%, homes selling above list again, and pending sales back in the 25–31 range of spring and summer 2025.
Toward softer: inventory rising well above the 2025 peak of 36 while pending sales stay near 14, or the next three-month window showing sale-to-list below 92%.
Local events: how quickly The Sylvan leases up, any borough budget or revaluation news, and progress on Sylvan Avenue overlay sites.

This is not a price forecast. With about 54 sales a year, a few high-end closings can move the median by hundreds of thousands of dollars.

FAQ

What is the median home price in Englewood Cliffs in 2026?

Redfin's ZIP 07632 median for March–May 2026 was $2,025,000, based on 8 sales. Recent windows ranged from about $1.49M to $2.7M.

What are property taxes in Englewood Cliffs?

The 2025 effective tax rate is 0.995%, according to the NJ Division of Taxation. That is about $20,150 a year on a $2,025,000 home, though actual bills depend on the assessment.

Which high school do Englewood Cliffs students attend?

Under a sending-receiving relationship that dates to 1967, students may attend Dwight Morrow High School in Englewood without tuition. Northern Valley Regional High School at Demarest is not the receiving school. Families also consider county academies, magnet programs and private schools.

Will new housing on Sylvan Avenue affect home values?

The new units are mostly rentals on the commercial corridor, so they do not compete directly with single-family resales. Effects on taxes and schools are not yet known.

Englewood Cliffs NJ Housing Market 2026: Prices, Taxes, Schools