Clifton City
NJ
Average Sales Price
$706,194
Median Sales Price
$619,999
Population
84,156
Total Listings
187
Living in Clifton
11.4 Square Miles. 90,000 Residents. Passaic County's Most Diverse City.
Route 3, Route 46, I-80 — and 12 Miles to Midtown Manhattan.
Everything you need to know before making Clifton, NJ home.
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→Clifton is one of New Jersey's largest and most genuinely diverse cities — 11.4 square miles, population approximately 90,000, incorporated as a city in Passaic County at 131 feet elevation, 12 miles from Midtown Manhattan. The city is structured as a dense patchwork of distinct neighborhoods — Botany Village, Richfield, Styertowne, Athenia, Montclair Heights, Allwood, and Lakeview — each with its own commercial character and residential identity that reflects successive waves of immigrant settlement from the early 20th century through today. 35.1% of residents were born outside the United States, representing one of Passaic County's most international communities, with significant Latin American, Middle Eastern, South Asian, and Eastern European populations alongside the established Italian-American and Polish-American communities that shaped the city's mid-century character. City-Data: $86,591 median household income (2024); 59.6% homeownership; 28.3-minute average commute; 27% of workers live and work in the city.
The school district — Clifton Public Schools, PreK-12, 20 schools, approximately 10,514 students, 12.1:1 ratio, DFG CD — is one of New Jersey's larger unified districts. Clifton High School (333 Colfax Avenue, Mustangs, Maroon and Gray, established 1906, 3,150 students 2024-25, 14.0:1, Big North Conference, rival: Passaic High School) is the third-largest high school in New Jersey. The market: Redfin $617,500 (+0.4%, November 2025, 63-day DOM, 104.7% sale-to-list); Movoto $599K list (May 2026, 23-day DOM); Zillow ZHVI $514,371 (+6.2%); Houzeo $585,000 (+0.02% YoY). True SFH range approximately $500K-$750K; condos approximately $300K-$450K. The 2024 average tax bill is approximately $10,001 on a 2.1% effective rate. The city sits at the intersection of Route 3, Route 46, I-80, I-280, and the Garden State Parkway — arguably the most highway-accessible residential city of its size in northern New Jersey — with NJ Transit bus service (Routes 190, 191, 192, 74, 75) providing Port Authority access approximately 35-50 minutes.
🛣️
Route 3, Route 46, I-80, GSP — All In-City
Most highway-accessible residential city in northern NJ
🌍
35.1% Foreign-Born — Passaic County's Most Diverse City
Latin American · Middle Eastern · South Asian · Eastern European
🏫
Clifton HS — 3rd Largest in NJ · DFG CD · 14:1
3,150 students · Mustangs · est. 1906 · Big North Conference
🏡
SFH ~$500K-$750K · Condos ~$300K-$450K
Redfin $617K · Movoto $599K · Zillow $514K · 23-day DOM
💰
~$10,001 Avg Tax Bill · 2.1% Effective Rate
City-Data 2024 · $86,591 median HH income · 59.6% homeown.
🏘️
7 Distinct Neighborhoods — Each With Its Own Identity
Botany Village · Richfield · Styertowne · Athenia · Allwood · more
Commute & Connectivity
Getting There From Here
Clifton sits at the convergence of Route 3, Route 46, I-80, I-280, and the Garden State Parkway — the most highway-accessible residential city of its size in northern New Jersey — with NJ Transit bus service to Port Authority and 12 miles to Midtown Manhattan.
NYC Port Authority (Bus)
NJ Transit Routes 190/191/192 · Route 3 corridor
~35-50
minutes by bus
Midtown Manhattan (Car)
Via Route 3 E / Lincoln Tunnel · ~12 miles
~25-40
minutes by car (off-peak)
George Washington Bridge
Via I-80 E / Rt-46 E · ~8 miles
~15-25
minutes by car (off-peak)
Newark Liberty Airport
Via GSP S / I-280 W · ~14 miles
~20-30
minutes by car
Paterson (County Seat)
Via Route 19 N / I-80 W · ~5 miles
~10-15
minutes by car
Public Schools
Education That Raises Property Values
Clifton Public Schools: PreK-12, 20 schools, ~10,514 students, 12.1:1, DFG CD. Clifton HS: 3,150 students, 14.0:1, 3rd largest in NJ, est. 1906, Mustangs, Big North Conference.
| School | Grades | Type | Student:Teacher | Rating |
|---|---|---|---|---|
| Elementary Schools (13 schools) Clifton Public Schools · PreK-5 · DFG CD · 745 Clifton Ave |
PreK - 5 | Public | 12.1 : 1 | DFG CD |
| Middle Schools (5 schools incl. Clifton MS) Clifton Public Schools · Grades 6-8 · DFG CD |
6 - 8 | Public | 12.1 : 1 | DFG CD |
| Clifton High School 333 Colfax Ave · Mustangs · Maroon & Gray · Est. 1906 · 3,150 students · 3rd largest HS in NJ |
9 - 12 | Public | 14.0 : 1 | DFG CD · BNC |
Clifton Public Schools: PreK-12 · 20 schools · ~10,514 students (2020-21) · 12.1:1 · DFG CD · Superintendent: Danny A. Robertozzi · 745 Clifton Avenue. Clifton HS: 333 Colfax Avenue · Mustangs · Maroon and Gray · established 1906 · 3,150 students (2024-25) · 14.0:1 · Big North Conference · rival: Passaic HS · 3rd largest HS in NJ · current building opened September 1962 ($6M, equivalent to $64M in 2024). Private options: St. Philip the Apostle (K-8), St. Brendan (K-8). Montclair State University (~10 min) accessible for concurrent enrollment.
Neighborhood Life
What Makes Clifton Clifton
Explore Botany Village's Italian-American delis along Van Houten Avenue, Richfield's quiet residential streets, Styertowne's shopping center, Allwood's suburban character, the Passaic River waterfront, and the city where seven distinct neighborhoods share one zip code cluster and one Clifton High School since 1906.
Botany Village — Italian-American Heritage on Van Houten Avenue
Botany Village along Van Houten Avenue is Clifton's most distinctive neighborhood commercial corridor — the Italian-American heart of the city where multigenerational families have operated delis, pork stores, bakeries, pizzerias, and restaurants since the mid-20th century. The neighborhood reflects the Italian and Eastern European immigrant settlement that gave Clifton its working-class suburban character after World War II. The commercial strip on Van Houten Avenue is authentic, local, and unpretentious — the kind of main street that corporate development hasn't reached because the community never needed it to. Italian ice, Sunday gravy, and the butcher shop that has been there since the 1960s are Botany Village's defining qualities.
Van Houten Ave · Italian-American · Delis · Pork Stores · Bakeries · Multigenerational · Authentic
Clifton's International Commercial Corridors
With 35.1% of residents born outside the United States, Clifton's commercial corridors reflect one of Passaic County's most genuinely international communities. Main Avenue, Lakeview Avenue, and Paulison Avenue host Latin American restaurants (Colombian, Dominican, Mexican, Peruvian), Middle Eastern bakeries and halal butchers, South Asian grocery stores, Brazilian steakhouses, and Eastern European specialty shops alongside the established Italian and Polish commercial infrastructure. The diversity is not curated for outside visitors — it reflects the actual household composition of a city where five consecutive waves of immigrant settlement have each found affordable homeownership, highway access, and community infrastructure.
Main Ave · Latin American · Middle Eastern · South Asian · Brazilian · Polish · International
Styertowne Shopping Center & Route 46 Commercial Corridor
Styertowne Shopping Center on Route 46 provides the anchor retail infrastructure — ShopRite, Home Depot, major chain restaurants, and service retail — that serves Clifton's 90,000 residents. The Route 46 commercial corridor extending through the city provides the full range of auto-oriented suburban retail that a dense residential city without a traditional downtown requires. For major format retail, the Garden State Plaza (Paramus) is approximately 15-20 minutes east via Route 3 South, and Willowbrook Mall (Wayne) is approximately 10 minutes west via Route 46.
Styertowne · Route 46 · ShopRite · Home Depot · GSP ~15 min · Willowbrook ~10 min · Retail
Seven Neighborhoods — One City Identity
Clifton's seven distinct neighborhoods — Botany Village (Italian heritage, Van Houten Ave), Richfield (quiet residential, Route 3 border), Styertowne (shopping corridor, commercial), Athenia (mixed residential, Route 46), Montclair Heights (border with Montclair, elevated terrain), Allwood (suburban residential, quieter streets), and Lakeview (Passaic River adjacent, park access) — each maintain distinct commercial and residential characters while sharing the Clifton High School identity, the Route 3/46/I-80 highway network, and the municipal infrastructure of one of New Jersey's largest cities. Buyers choosing Clifton are effectively choosing which neighborhood character fits their lifestyle while accessing the full city infrastructure.
Botany Village · Richfield · Styertowne · Athenia · Montclair Heights · Allwood · Lakeview
Clifton History — Dutch, Industrial, Immigrant, Suburban
Clifton's history traces through four distinct layers: Dutch colonial settlement in the Passaic River valley (1600s-1700s); industrial development along the Passaic River (cotton mills, rubber factories, 1800s-early 1900s); massive immigrant settlement from Southern and Eastern Europe during the 1910s-1950s; and postwar suburban residential expansion that transformed the remaining farmland into the dense neighborhood grid that defines the city today. The current high school building on Colfax Avenue opened in September 1962 at a cost of $6 million (equivalent to $64 million in 2024) — an investment reflecting the scale of the postwar residential expansion. Clifton was incorporated as a city in 1917, separating from Manchester Township.
Incorporated 1917 · Dutch Colonial · Industrial Passaic River · Immigrant Settlement · Suburban 1950s
Clifton Stadium & Mustangs Athletics
Clifton High School's Mustangs compete in the Big North Conference — the same athletic conference as many Bergen County schools — providing a community sports identity that unifies the city's seven neighborhoods. Friday night Mustangs football at Clifton Stadium draws from across the city. The Big North Conference rivalry with Passaic High School is one of northern New Jersey's most historically significant high school athletic rivalries. For a city of 90,000 with one high school, the Mustangs are a genuine cross-community identity anchor in a way that multi-high-school cities cannot replicate.
Clifton Mustangs · Clifton Stadium · Big North Conference · Rival Passaic HS · Community Identity
Weasel Brook Park — Clifton's Primary Green Spine
Weasel Brook Park runs through central Clifton as the city's primary green corridor — athletic fields, walking paths, picnic areas, and passive recreation serving residents across multiple neighborhoods. The park's linear character connects Allwood and central Clifton residential areas and provides the green infrastructure that a densely built 11.4-square-mile city requires. Youth baseball, soccer, and recreation programs operate from Weasel Brook Park as the primary community athletic hub. The city maintains additional smaller parks throughout all seven neighborhoods, ensuring walkable green space access across the residential grid.
Weasel Brook Park · Athletic Fields · Walking Paths · Picnic · Youth Sports · Central Clifton
Passaic River Greenway & Lakeview Neighborhood
The Passaic River runs along Clifton's eastern edge, and the Lakeview neighborhood provides the most direct residential access to the river corridor. The Passaic River Greenway trail project — a multi-municipality effort to create continuous trail access along the Passaic River — passes through or adjacent to Clifton, connecting to trail networks in Garfield, Wallington, and the broader Passaic River Valley. For a dense urban city, the Passaic River corridor provides the natural waterway access that the city's residential interior cannot provide.
Passaic River · Lakeview · Greenway Trail · Garfield Border · River Valley Access
Clifton Municipal Pool & Recreation Programs
Clifton's municipal recreation department operates pools, community centers, and year-round programming serving 90,000 residents across seven neighborhoods. The recreation infrastructure reflects the scale investment appropriate for one of New Jersey's largest cities — adult fitness, youth sports leagues, summer camps, and senior programming at multiple facilities. For a city at $86,591 median household income serving a highly diverse population including 35.1% foreign-born residents, the recreation department's multilingual programming reflects the community's international character.
Municipal Pool · Recreation Centers · Year-Round · Youth Sports · Senior Programs · Multilingual
St. Joseph's University Medical Center (~5 min) · Hackensack UMC (~20 min)
St. Joseph's University Medical Center (Paterson, ~5 minutes north via I-80) is Passaic County's top hospital and one of northern New Jersey's most significant regional medical centers. St. Joseph's Health serves Clifton's population as the primary hospital. HackensackUMC (~20 minutes east via Route 3/Route 17) provides Bergen County's top hospital as the secondary major option. Montclair State University (~10 minutes southeast) and William Paterson University (~15 minutes north via Route 23) provide higher education access within practical range.
St. Joseph's ~5 min · HackensackUMC ~20 min · Montclair State ~10 min · William Paterson ~15 min
Clifton Public Library — Main Branch & Branches
Clifton Public Library serves a city of 90,000 with a main branch and additional service points across the seven-neighborhood footprint. With 35.1% of residents born outside the United States and significant communities speaking Spanish, Arabic, Portuguese, Polish, and South Asian languages, the library's multilingual collections, ESL programming, and citizenship preparation resources reflect the city's genuinely international character. The library is a member of the Passaic County library consortium and provides access to the broader regional library network.
Main Branch · Multilingual · ESL Programs · 35% Foreign-Born · Passaic County System
~$10,001 Average Tax Bill · 2.1% Effective Rate
Clifton's 2024 average residential tax bill of approximately $10,001 (City-Data, 2.1% effective rate) is below Bergen County's average of $13,329 and reflects the Passaic County tax structure for a large urban city. On a $550K home: approximately $7,500-$11,500/year. On a $650K home: approximately $8,900-$13,650. The 2.1% effective rate applied to Clifton's lower assessed values produces the bill; actual effective rates vary by neighborhood. Passaic County tax appeals are filed with the Passaic County Board of Taxation (deadline April 1). Comparisons: Paterson (higher rate, lower assessments), Wayne (lower rate, higher assessments), Passaic (comparable rate). Clifton's tax position relative to its income level ($86,591 median HH) is manageable for working and professional families.
~$10,001 Avg Bill · 2.1% Effective Rate · Below Bergen Avg · Passaic County Board of Taxation
Passaic County's Most International City — 35.1% Foreign-Born
Clifton's 35.1% foreign-born population represents one of New Jersey's most genuinely international mid-size cities. The successive waves of immigrant settlement — Italian and Polish (1910s-1950s), Latin American (1970s-1990s), Middle Eastern and South Asian (1990s-2010s), and continued international immigration — have produced a city where the cultural geography is visible block by block. Religious institutions include Catholic parishes, Orthodox churches, mosques, Hindu temples, and evangelical congregations, reflecting the full range of the international community. For buyers seeking a city-scale community with true cultural depth at an accessible price point, Clifton delivers that combination at the Passaic County price tier.
35.1% Foreign-Born · Italian · Polish · Latin American · Middle Eastern · South Asian · International
NJ's Most Highway-Accessible Residential City
Clifton sits at the convergence of Route 3, Route 46, I-80, I-280, and the Garden State Parkway — five major highway/interstate routes within or immediately adjacent to the city boundary. This makes Clifton arguably the most multi-directionally highway-accessible residential city of its size in northern New Jersey. The practical implications: Manhattan 25-40 minutes by car off-peak, Newark Airport 20-30 minutes, Paramus 15-20 minutes, Paterson 10-15 minutes, the entire Route 3 commercial corridor (Secaucus, Kearny, East Rutherford) accessible without a highway construction challenge. For working families who commute by car in multiple directions, Clifton's highway position is a structural quality-of-life asset.
Route 3 · Route 46 · I-80 · I-280 · GSP · 5 Highways · Manhattan ~30 min · Newark Airport ~25 min
Route 46 & Route 3 Commercial Corridors — In-City Retail
Clifton's primary retail infrastructure runs along Route 46 (Styertowne Shopping Center, Home Depot, ShopRite, major chain restaurants) and Route 3 (auto dealers, big-box retail, service businesses). The city's 90,000 residents support significant in-city commercial activity that most suburban municipalities at this density lack. Main Avenue, Lakeview Avenue, and Van Houten Avenue provide the neighborhood-scale retail — delis, bakeries, pharmacies, dry cleaners, restaurants — that serves daily needs without requiring highway access.
Route 46 Styertowne · Route 3 · ShopRite · Home Depot · Main Ave · Van Houten Ave · In-City
Willowbrook Mall (~10 min) · Garden State Plaza (~15-20 min)
Willowbrook Mall (Wayne, ~10 minutes west via Route 46 West) provides major format retail, anchored department stores, and dining in the Route 46 commercial corridor. Garden State Plaza (Paramus, ~15-20 minutes east via Route 3 South/Route 17 South) is Bergen County's premier retail destination — Nordstrom, Whole Foods, Bergen Town Center. For Clifton's working families, Willowbrook is the closer primary destination and Garden State Plaza is the premium option. The Route 3 commercial strip from Clifton east through Secaucus provides continuous retail access toward the Lincoln Tunnel.
Willowbrook ~10 min · Garden State Plaza ~15 min · Route 46 · Route 3 · Lincoln Tunnel Corridor
St. Joseph's University Medical Center (~5 min) · Montclair State (~10 min)
St. Joseph's University Medical Center (Paterson, ~5 minutes north via I-80 West) is Passaic County's most significant regional medical center. For routine and specialist medical care, Clifton residents have some of northern New Jersey's most comprehensive hospital access within 20 minutes in multiple directions: St. Joseph's (Paterson, ~5 min), Hackensack UMC (~20 min east), Mountainside Medical Center (Montclair, ~15 min south), and Valley Hospital (Ridgewood, ~20 min northeast). Montclair State University (~10 min south via Route 3) provides academic medical partnerships and the MSU graduate programs that Clifton's professional community accesses.
St. Joseph's ~5 min · HackensackUMC ~20 min · Mountainside ~15 min · Valley Hospital ~20 min
By the Numbers
Clifton at a Glance
Municipality Type
City
Passaic County · 11.4 sq mi · inc. 1917 · 131 ft elev.
Population
~88,461-90,296
2nd largest Passaic County · 11th largest NJ · 35.1% foreign-born
Median HH Income
$86,591
59.6% homeown. · 28.3 min avg commute · 27% work in-city
SFH Median Price
~$500K-$750K
Redfin $617K · Movoto $599K · Zillow $514K · 23-day DOM
Avg Tax Bill
~$10,001
2.1% effective rate · City-Data 2024 · Passaic County
School District
DFG CD · 12.1:1
20 schools · Clifton HS 3rd largest NJ · est. 1906
Zip Codes
07011-07015
7 neighborhoods · Route 3/46/I-80/GSP · 12 mi Midtown
Highways
Rt 3 · Rt 46 · I-80 · GSP
Most highway-accessible residential city in northern NJ
Explore the Area
Similar Towns Near Clifton
Buyers considering Clifton often explore these neighboring Passaic and Bergen County communities — from adjacent Wayne and Passaic to Garfield, Lodi, and Woodland Park, all within 15 minutes.
Wayne
Adjacent · Passaic County · Route 46 · step-up
→
Garfield
Adjacent Bergen · 2 NJ Transit stations · $584K-$665K
→
Lodi
Adjacent Bergen · Route 46 · $550K-$650K · comparable
→
Elmwood Park
Adjacent Bergen · 31% appreciation · affordable
→
Saddle Brook
Adjacent Bergen · I-80/Rt-46 · Paramus 5 min
→
Fair Lawn
Adjacent Bergen · 2 NJ Transit stations · $662K-$700K
→
Hawthorne
Adjacent Passaic · Route 208 · quieter family character
→
Woodland Park
Adjacent Passaic · Route 46 · Willowbrook Mall
→
Passaic
Adjacent · affordable urban · NJ Transit · county peer
→Demographics
Data provided by Attom Data
Population
Employment
Population
84.2K
84.2K in 2020
Density
7.4K
per square mile
Households
30.6K
33 With Children
Gender
48% / 52%
Men Vs Women
Occupancy
59% / 41%
Owned Vs Rented
Age Median: -- Years
No Data
Education Level
No Data
Educational Environment
Elementary Schools (26)Middle Schools (12)High Schools (5)
Name
Category
Grades
Library
Ratio
7/10
School #3
365 Washington Ave, Clifton, NJ 07011
Public
KG - 5
No
19:1 STUDENTS/TEACHERS
7/10
School #2
1270 Van Houten Ave, Clifton, NJ 07013
Public
KG - 5
No
13:1 STUDENTS/TEACHERS
6/10
School #9
25 Brighton Rd, Clifton, NJ 07012
Public
KG - 5
No
18:1 STUDENTS/TEACHERS
5/10
School #1
158 Park Slope, Clifton, NJ 07011
Public
KG - 5
No
15:1 STUDENTS/TEACHERS
5/10
School #14
99 Saint Andrews Blvd, Clifton, NJ 07012
Public
KG - 5
No
11:1 STUDENTS/TEACHERS
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Amenities & Attractions
Featured Listings
For Sale (160)
For Sold (8176)
Open 7/5 1PM-3PM
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Open Sun 1PM-3PM3 Beds2 Baths3,484 Sqft Lot90 Hudson St, Clifton City, NJ 07011
Listed by NICHOLAS REAL ESTATE AGENCY
Open 7/5 1PM-3PM
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Open Sat 12PM-3PM3 Beds2 Baths4,791 Sqft Lot562 Valley Rd, Clifton City, NJ 07013
Listed by PROMINENT PROPERTIES SIR
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Common Questions
Clifton, NJ -- Frequently Asked Questions
Real answers about buying, selling, taxes, schools, and daily life in Clifton -- Passaic County's second-largest city: 11.4 square miles, ~90,000 residents, DFG CD schools, Clifton HS (3rd largest in NJ, est. 1906), Route 3/46/I-80/GSP convergence, $500K-$750K SFH, ~$10,001 avg tax bill, 35.1% foreign-born, and 7 distinct neighborhoods from Botany Village to Allwood.
Clifton is a very competitive, high-volume Passaic County market with consistent multi-offer activity. Redfin: $617,500 median sale (+0.4%, November 2025, 63-day DOM, 104.7% sale-to-list, 3 offers average). Movoto: $599K list (May 2026), 23-day DOM. Zillow ZHVI: $514,371 (+6.2%). Houzeo: $585,000 (+0.02% YoY, 3 months supply, 66 new listings/month). Rocket: $570,000 (+14% Jan 2025 12-mo median). True SFH range approximately $500K-$750K; condos approximately $300K-$450K. Redfin Compete Score 70 ("very competitive") -- average homes sell at 3% above list; hot homes at 9% above list, 40-day pending. The buyer pool is broad: first-time buyers entering northern NJ at the $500K tier; Latino-American and international families seeking in-community housing; Bergen County buyers priced out of the $700K+ Bergen floor who find Clifton's highway access equivalent; and investors targeting the city's dense rental market. Talk to us about current Clifton market conditions
Clifton's price range is wider than most NJ cities of similar size, reflecting the seven-neighborhood variation. Condos and townhouses: $280K-$450K. Smaller SFH or original-condition cape/ranch: $480K-$580K. Standard updated colonial or larger cape (3-4 bed): $580K-$700K. Larger or premium properties: $700K-$850K+. Redfin $617K November 2025 / Movoto $599K May 2026 / Houzeo $585K bracket the core SFH market. Zillow's $514K ZHVI reflects the full stock including condos and smaller units. Houzeo: condos cost around $307K, SFH average $567,500. Neighborhood matters significantly -- Allwood and Montclair Heights tend toward the higher end; Botany Village and Styertowne toward the mid-range; central Clifton neighborhoods vary by specific block.
Clifton's housing stock reflects its 1920s-1960s primary development period across 11.4 square miles. Cape Cods and ranches (1940s-1960s) -- the dominant SFH type, typically 3 bedrooms, on standard 50x100 or 60x100 lots, well-distributed across all seven neighborhoods. Colonial homes (1950s-1990s) -- larger 4-bed homes, particularly in Allwood and Montclair Heights. Multi-family 2-family homes -- significant stock throughout the city, attractive to owner-occupant buyers who offset mortgage costs with a rental unit. Condos and co-ops -- concentrated near Route 3 and the city's commercial corridors. Newer townhouse developments -- scattered along Route 3 and Route 46 corridors. The 2-family home is a particularly important Clifton housing type -- the city's 59.6% homeownership rate combined with its rental demand produces a strong owner-occupied 2-family market that first-time buyers specifically target.
Clifton is primarily a car and NJ Transit bus commuter city -- no rail station, but multiple bus options and exceptional highway access. By bus: NJ Transit Routes 190, 191, 192 (Route 3 corridor to Port Authority Bus Terminal) approximately 35-50 minutes. Route 74 and 75 provide additional Port Authority service. By car via Route 3 East / Lincoln Tunnel: approximately 25-40 minutes off-peak. By car via I-80 East / GWB: approximately 15-25 minutes to the bridge. DataUSA: 28.3-minute average commute; 9.02% use public transit -- lower than Bergen County border towns, reflecting the car-dominant commute pattern. 27% of workers live and work in Clifton -- a significant in-city employment rate. For rail access: NJ Transit Main Line (Garfield Station, ~10 min east via Route 46) or NJ Transit Bergen Line (Glen Rock/Ridgewood, ~15 min) provide train options for Manhattan-bound commuters willing to drive to the station.
Clifton Public Schools -- PreK-12, 20 schools, approximately 10,514 students (2020-21), 12.1:1 ratio, DFG CD (mid-lower socioeconomic classification). The district is a comprehensive community district serving a highly diverse, internationally-composed student body. Clifton High School (333 Colfax Avenue, Mustangs, Maroon and Gray, established 1906, 3,150 students 2024-25, 14.0:1, Big North Conference, rival: Passaic High School) is the 3rd largest high school in New Jersey -- a comprehensive school with a full range of AP courses, vocational programs, arts, athletics, and extracurriculars that a 3,150-student enrollment supports. Niche: "above average" public schools. The honest assessment: DFG CD is mid-lower on Bergen County's scale, but Clifton is Passaic County -- the comparison should be within Passaic, where Clifton's schools compare favorably against Paterson and Passaic, and are comparable to Wayne at a lower price point. Private options: St. Philip the Apostle (K-8), St. Brendan (K-8). Bergen County Academies (BCA) accessible (~20 min to Hackensack) for qualifying students.
Clifton's effective tax rate is approximately 2.1%. City-Data: 2024 median tax bill approximately $10,001 for both mortgaged and non-mortgaged homes. On a $550K home: approximately $8,000-$11,500/year. On a $650K home: approximately $9,500-$13,650. On a $700K home: approximately $10,200-$14,700. The range reflects variation between assessed values and market values -- Clifton's assessments have not always been current with market values, so effective rates vary by property. Passaic County comparisons: Wayne (lower effective rate, higher prices), Paterson (similar rate, lower prices), Passaic (comparable), Hawthorne (comparable rate, lower prices). Clifton's ~$10,001 average bill is below Bergen County's $13,329 average -- relevant for buyers comparing Clifton to border Bergen towns like Garfield, Lodi, or Elmwood Park. Tax appeals filed with Passaic County Board of Taxation (deadline April 1 of tax year). Bills due quarterly.
The northern NJ commuter market comparison: Wayne (adjacent Passaic County) -- larger lots, #5 hottest US ZIP 2025, $629K-$725K median, better school classification (DFG GH), higher tax bill -- step-up in every category. Garfield (adjacent Bergen County) -- 2 NJ Transit stations, DFG FG, $584K-$665K, ~$12,500 avg Bergen bill -- comparable price, better transit, Bergen schools. Lodi (adjacent Bergen County) -- Route 46, DFG FG, $550K-$650K, ~$10,818 Bergen avg -- very comparable overall. Elmwood Park (adjacent Bergen County) -- 31.4% YoY appreciation leader, $590K-$599K, DFG FG -- similar price, Bergen address. Clifton -- 2.1% effective rate, ~$10,001 avg, DFG CD, 90,000 residents, Route 3/46/I-80/GSP convergence, 7 neighborhoods, $500K-$750K SFH, $86,591 median HH, 12 miles Manhattan. Clifton's specific advantage: the highway convergence is unmatched at this price tier -- 5 major routes within city limits gives buyers flexibility no adjacent community can replicate.
Yes. 104.7% average sale-to-list ratio, average 3 offers, hot homes at 9% above list -- genuinely competitive seller conditions. The buyer pool is broad and active: first-time buyers entering northern NJ at the $500K-$600K tier; international and immigrant families in-community; Bergen County buyers priced out of Bergen's $700K+ floor; 2-family investor-occupants; and rental investors targeting the city's dense residential market. Houzeo: "limited inventory strengthens sellers' negotiating position and creates urgency for buyers" -- 3 months supply, 105 active listings January 2026. Spring strongest. Clifton's volume -- 54 homes sold in November 2025 (up from 47) -- confirms the market depth. Get a free Clifton home valuation
Redfin: 63-day average DOM (November 2025). Movoto: 23-day median DOM (May 2026 peak season). Hot homes pending in 40 days. Well-priced SFH at $550K-$650K in spring: typically 3-5 weeks. The DOM range (23-63 days) reflects seasonal variation -- spring peak is aggressive, winter thins significantly. Key selling messages: Route 3/46/I-80/GSP convergence (most highway-accessible residential city northern NJ); 7 distinct neighborhoods (Botany Village, Allwood, Montclair Heights, etc.); ~$10,001 avg bill (below Bergen avg $13,329); Clifton HS 3rd largest in NJ est. 1906; 12 miles Midtown Manhattan; Lincoln Tunnel 25-40 min; GWB 15-25 min; St. Joseph's Hospital 5 min; 90,000 residents (city-scale community); 35.1% foreign-born (international community depth); $500K-$750K SFH; 2-family homes available (owner-occupant rental income); Willowbrook Mall 10 min; incorporated 1917. The highway message and the city-scale community are the two arguments no adjacent municipality can match. Learn how we sell homes in Clifton
Clifton is one of New Jersey's largest cities that most people outside the state have never thought much about -- which is, as NJ State Authority put it, a distinctly Clifton quality. The city was incorporated in 1917, separating from Manchester Township. It built a new high school on Colfax Avenue in 1962 for $6 million (equivalent to $64 million in 2024) to serve 3,000 students -- and it still serves 3,150 students today, making it the 3rd largest high school in New Jersey. Seven neighborhoods share the city boundary: Botany Village with its Italian-American delis on Van Houten Avenue, Richfield with its quiet residential grid, Styertowne with its Route 46 shopping, Athenia along Route 46, Montclair Heights on the elevated terrain at the Montclair border, Allwood with its suburban residential character, and Lakeview along the Passaic River. 35.1% of residents were born outside the United States -- Latin American, Middle Eastern, South Asian, Eastern European, and Italian-American and Polish-American families who have found in Clifton the specific combination of affordable homeownership, city-scale infrastructure, and 5-highway access that northern New Jersey provides at this price tier. Route 3, Route 46, I-80, I-280, and the Garden State Parkway are all within or immediately adjacent to the city. Manhattan is 12 miles away. St. Joseph's University Medical Center is 5 minutes north. Willowbrook Mall is 10 minutes west. The Mustangs have been playing on Colfax Avenue since 1906. Clifton is large enough to have everything a city needs and specific enough to know exactly what kind of place it is.