Bergen County, New Jersey
Why buyers choose Cliffside Park, NJ
Cliffside Park is a compact borough on the Palisades with strong Manhattan access, a wide range of housing
options, and day-to-day convenience near Fort Lee, Edgewater, and North Bergen. For NYC-bound buyers comparing
towns along the Hudson corridor, Cliffside Park often stands out for its practicality: location, inventory
variety, and an easy “live close to the city” rhythm.
Top reasons people move to Cliffside Park
-
Manhattan access: Popular for commuters who want straightforward routes toward the
George Washington Bridge and Lincoln Tunnel corridors. -
Palisades setting: Elevated topography and nearby overlooks/trails support an outdoorsy,
scenic lifestyle without leaving the NYC metro area. -
Housing mix: More variety than many nearby “mostly single-family” towns—often including
condos, co-ops, multifamily, and apartment-style living. -
Everyday convenience: Dense retail and dining corridors make errands, groceries, and
services efficient. -
Compact neighborhood feel: A smaller footprint can translate to shorter local drives,
quick access to parks, and a connected community layout.
Commute & access
Many residents choose Cliffside Park for daily access to Manhattan and the broader North Jersey job market.
Buyers often compare it to Fort Lee and Edgewater when prioritizing commute practicality, housing availability,
and a “close-in” location that still feels residential.
Homes, condos & lifestyle fit
Cliffside Park can work well for buyers who want a range of property types—especially condo and co-op options—
while staying close to waterfront towns, major routes, and neighborhood retail. If you’re deciding between
Cliffside Park, Fort Lee, and Edgewater, the best fit usually comes down to preferred housing style,
building amenities, and your ideal commute pattern.
Cliffside Park FAQ
Is Cliffside Park good for commuting to Manhattan?
It’s a common choice for Manhattan-bound buyers due to practical access toward the GWB/Lincoln Tunnel
corridors and regional transit options typical of the Hudson-side towns.
What types of homes are most common in Cliffside Park?
You’ll often find a broad mix, including condos and co-ops, multifamily properties, and select areas of
single-family homes—useful for buyers who want options beyond one dominant housing style.
How does Cliffside Park compare to Fort Lee and Edgewater?
These towns share proximity and commute appeal, but differ by inventory mix, building styles/amenities,
and neighborhood layout. Cliffside Park is frequently considered for its housing variety and convenient
retail corridors.
Are there parks and outdoor options nearby?
The Palisades setting and nearby overlook/trail areas provide outdoor access that appeals to buyers who
want scenery and recreation close to home.
Is Cliffside Park walkable?
Many daily errands can be convenient thanks to concentrated retail and dining corridors, though
walkability varies by exact location and slope/topography.
Schools In The Area
Area Highlights
A quick view of the most influential metrics in Cliffside Park.
Cliffside Park, NJ Real Estate Market Report (NJMLS) — 10-Year Trends
Bergen County, New Jersey • Annual NJMLS statistics (All Property Types) • 2016–2025 • Report date: January 19, 2026
This Cliffside Park, NJ market update summarizes 10 years of NJMLS closed-sale performance and listing outcomes.
Use it to understand home prices, market pace, negotiation trends, inventory, and the success ratio (how often listings reach a closed sale vs. leaving the market unsold).
2025 snapshot: Cliffside Park housing market
What the 10-year trend shows
- Home prices moved higher: the median sold price rose from $412,250 (2016) to $690,000 (2025) (+67%, ~5.9% annualized).
- Market pace improved: average days on market fell from 92 (2016) to 48 (2025).
- Negotiation tightened: Sale/OLP improved by ~4.5 points over the decade (93.48% → 97.98%).
Inventory + “success ratio” insight
- Peak activity: 2021 had the most closed sales (368) with tighter inventory (4.34 months).
- Shift in 2023–2025: fewer sales and higher inventory (2023: 7.03 months) while prices stayed elevated.
- Success ratio declined recently: 2022 peaked at 53.9%, while 2025 measured 37.8%—suggesting pricing and positioning mattered more for getting to the closing table.
Interpretation note: “Withdrawn” can include listings that later relist or sell at a different time; success ratio is best used as a practical signal of market friction, not a permanent “failure” label.
Cliffside Park NJMLS market stats by year (2016–2025)
| Year | Sold | Median Sold | Avg Sold | Sale/OLP | Avg DOM | Months Inv. | Success Ratio |
|---|---|---|---|---|---|---|---|
| 2025 | 249 | $690,000 | $781,788 | 97.98% | 48 | 6.41 | 37.8% |
| 2024 | 274 | $693,000 | $757,779 | 97.07% | 50 | 5.82 | 44.8% |
| 2023 | 227 | $549,999 | $668,009 | 96.35% | 67 | 7.03 | 45.9% |
| 2022 | 331 | $520,000 | $618,344 | 96.44% | 61 | 4.82 | 53.9% |
| 2021 | 368 | $510,000 | $572,727 | 96.32% | 64 | 4.34 | 47.7% |
| 2020 | 270 | $474,538 | $523,394 | 95.27% | 70 | 5.91 | 38.8% |
| 2019 | 308 | $470,000 | $536,158 | 95.07% | 67 | 5.18 | 39.4% |
| 2018 | 341 | $475,000 | $510,695 | 96.38% | 70 | 4.68 | 42.9% |
| 2017 | 269 | $425,000 | $453,679 | 95.17% | 81 | 5.93 | 43.7% |
| 2016 | 276 | $412,250 | $431,578 | 93.48% | 92 | 5.78 | 41.6% |
How to read these Cliffside Park real estate metrics (definitions)
Median Sold Price: the midpoint sale price (half of sales are above, half below). Often less sensitive to outliers than the average.
Average Sold Price: the mean sale price. Can move sharply when the mix of homes sold changes (more/larger homes, new construction, etc.).
Sale/OLP: Sale Price ÷ Original List Price. A higher number generally indicates less discounting and/or stronger demand.
Avg DOM: average days on market for sold listings.
Months of Inventory: an estimate of how long it would take to sell the current active inventory at the recent sales pace. Higher months typically means more buyer choice.
Success Ratio (included going forward): Sold ÷ (Sold + Withdrawn + Expired). This is a practical “finish-line” indicator for listings during the period. It does not capture later relists or off-MLS transactions.
FAQ: Cliffside Park, NJ housing market
Is the Cliffside Park market more “buyer” or “seller” right now?
Months of inventory is one common guide: lower inventory often favors sellers, while higher inventory often gives buyers more options. In these stats, recent inventory readings moved above the tighter 2021–2022 period.
Why can the median and average move differently?
The median reflects the middle sale, while the average is influenced by higher-priced sales. Changes in the mix of homes sold (size, condition, location, property type) can shift averages faster than medians.
What does a lower success ratio suggest?
A lower success ratio means a larger share of listings ended as withdrawn or expired versus closing. In practice, this can point to more pricing sensitivity, condition/competition issues, or wider gaps between seller expectations and buyer demand.
What listings are included?
These figures reflect NJMLS annual statistics for Cliffside Park (0206), All Property Types, for each calendar year shown.
This is an informational market summary. Individual property outcomes vary by location, condition, pricing strategy, and timing.
Outdoor & lifestyle anchors in and near Cliffside Park
These are common reference points buyers use to picture day-to-day life in Cliffside Park—local recreation,
Palisades access, and nearby corridors that shape errands and commuting routines.
Palisades setting & nearby overlooks
Cliffside Park sits along the Palisades corridor, which many residents value for scenic outdoor access and nearby trails.
Veterans Field & local recreation
Local fields and recreation spaces support everyday outdoor time, sports routines, and community activities.
Anderson Avenue / neighborhood retail
Concentrated shopping, dining, and services make errands efficient and help shape a walk/short-drive routine in many areas.
Quick access to nearby Hudson-side towns
Many residents use Fort Lee and Edgewater for additional dining, services, and commute-routing options.
Micro-areas buyers reference in Cliffside Park
Buyers often describe “where” a home sits using the town’s north/south positioning, main corridors, and proximity
to neighboring towns and commute routes. These aren’t official boundaries—just common buyer language.
North Cliffside Park (Fort Lee / Edgewater side)
What it usually means: Convenience toward Fort Lee/Edgewater amenities and bridge-route access patterns.
Buyers often ask: Commute rhythm, drive times, and how the location compares to Fort Lee/Edgewater inventory.
South Cliffside Park (Fairview / North Hudson side)
What it usually means: Proximity to additional retail corridors and certain bus/drive routines into Manhattan.
Buyers often ask: Traffic patterns, parking, and day-to-day convenience versus the northern end of town.
Anderson Avenue corridor
What it usually means: Closer access to daily errands, dining, and neighborhood services.
Buyers often ask: Walk-to convenience, noise/activity levels, and how the corridor fits their daily routine.
Palisade Avenue / elevated pockets
What it usually means: Areas where buyers consider elevation/topography and overall neighborhood feel.
Buyers often ask: Street slope, parking approach, privacy, and how the location compares to more corridor-adjacent streets.
Related guides & next steps
People researching Cliffside Park often compare nearby Bergen/Hudson-side towns and then move into inventory,
timing, and buying/selling strategy. These links are for your convenience:
Cliffside Park, NJ FAQ
Why do buyers choose Cliffside Park?
Buyers commonly choose Cliffside Park for practical Manhattan access patterns, a convenient Bergen County location near
Hudson-side towns, and a day-to-day routine supported by neighborhood retail corridors.
What types of homes are common in Cliffside Park?
Inventory often includes a mix of condos/co-ops and single-family or multifamily options, with variation by street layout,
building type, and proximity to main corridors.
How do buyers compare Cliffside Park with Fort Lee and Edgewater?
Buyers typically compare inventory type (building style and amenities), commute rhythm, and daily convenience. The best fit
often comes down to your preferred housing style and how you want errands and routes to flow.
Is Cliffside Park walkable?
Walkability varies by exact location and topography. Many buyers focus on proximity to neighborhood shopping/dining corridors
and whether the street pattern supports a walk/short-drive routine.
What should buyers consider when choosing a location within town?
Common considerations include route access, street parking patterns, slope/topography, and whether you prefer a corridor-adjacent
location or a quieter residential side-street feel.
What’s the best way to stay current on Cliffside Park inventory?
Saved searches plus direct updates—filtered by property type, location preferences, and timing—help buyers stay aligned with new
opportunities as they appear.
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