Harrison
NJ
Average Sales Price
$638,657
Median Sales Price
$668,000
Population
14,844
Total Listings
33
Living in Harrison
Beehive of Industry to PATH Station Waterfront. Sports Illustrated Stadium.
42.8% Population Growth 2010-2020. Passaic River. 8 Miles to Manhattan.
Everything you need to know before making Harrison, 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 Harrison Harrison
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
Harrison 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 Harrison
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
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Passaic
Adjacent · affordable urban · NJ Transit · county peer
→Demographics
Data provided by Attom Data
Population
Employment
Population
14.8K
14.8K in 2020
Density
10.8K
per square mile
Households
5.2K
36 With Children
Gender
52% / 48%
Men Vs Women
Occupancy
31% / 69%
Owned Vs Rented
Age Median: -- Years
No Data
Education Level
No Data
Educational Environment
Elementary Schools (4)Middle Schools (3)High Schools (3)
Name
Category
Grades
Library
Ratio
5/10
Hamilton Intermediate School
223 Hamilton St, Harrison, NJ 07029
Public
4 - 5
No
11:1 STUDENTS/TEACHERS
3/10
Lincoln Elementary School
221 Cross St, Harrison, NJ 07029
Public
KG - 3
No
14:1 STUDENTS/TEACHERS
3/10
East Newark Public School
501 N 3rd St # 11, East Newark, NJ 07029
Public
PK - 8
No
13:1 STUDENTS/TEACHERS
2/10
Lady Liberty Academy Charter School
15 FRANK EAST RODGERS BLVD SOU, HARRISON, NJ 07029
Public
KG - 8
No
11:1 STUDENTS/TEACHERS
Amenities & Attractions
Featured Listings
For Sale (64)
For Sold (372)
New2 Beds3 Baths200 Dey ST #237, Harrison, NJ 07029
MLS# 26024887
Listed by Aina R. Lin-Hsieh of Neno-Rosa Agency
New2 Beds1 Bath221-223 Patterson ST #1, Harrison, NJ 07029
MLS# 26024787
Listed by George Rosko of Coccia Realty Better Homes & Gardens-Lyndhurst
New2 Beds1 Bath743 Harrison AVE #5, Harrison, NJ 07029
MLS# 26025054
Listed by Tarek Hassieb of Prominent Properties Sotheby's International Realty-Hoboken
New2 Beds2 Baths107-119 Harrison AVE #402, Harrison, NJ 07029
MLS# 26024153
Listed by William Krasner of Century 21 Semiao & Associates
New2 Beds1 Bath120 Grant AVE #1, Harrison, NJ 07029
MLS# 26020799
Listed by Tina R. Torres of RE/MAX Lifetime Realtors
New
Similar Neighborhood
Common Questions
Harrison, NJ -- Frequently Asked Questions
Real answers about buying, selling, taxes, schools, and daily life in Harrison -- Hudson County's Beehive of Industry turned PATH waterfront town: 42.8% population growth 2010-2020, ~19,450-22,182 residents, PATH station (Newark-WTC line), Sports Illustrated Stadium (NY Red Bulls), 3,000+ new apartments in waterfront redevelopment zone, $440K-$490K market, ~$93K median HH income, Passaic River, 8 miles to Manhattan.
Harrison is a bifurcated Hudson County market -- older residential stock north of I-280 and a major PATH-adjacent waterfront redevelopment zone south of I-280. Homes.com: $435,000-$458,000-$480,000 median range (2025-2026, 40-44 day DOM). Average sale price $477,214-$491,983. NeighborhoodScout: $726,632 median value (reflects new construction premium). Median HH income: $82,290-$93,013. Housing stock breakdown: 50.45% large apartments/high-rises (new construction), 38.44% small multifamily, only 6.40% SFH. The PATH station redevelopment has added 3,000+ apartments in the redevelopment zone since the late 1990s, including the Urby Harrison complex (1,000+ units). Sports Illustrated Stadium (formerly Red Bull Arena, renamed 2024) opened 2010. The buyer profile: PATH commuters seeking Manhattan access at below-Hoboken/downtown-Jersey City prices; investors in the active rental market; professionals working at Newark Penn Station-connected employers. Talk to us about Harrison market conditions
Harrison PATH Station (913 Frank E. Rodgers Boulevard South) is the penultimate stop on the Newark-World Trade Center line. Opened to the public in 1911 by the Hudson and Manhattan Railroad; relocated and rebuilt in 1937. As of 2023, the station serves approximately -- providing direct service to Jersey City, Hoboken, and Lower Manhattan (World Trade Center). Also provides direct service to Newark Penn Station, where NJ Transit commuter rail, Amtrak, and transit connections to Newark Airport are accessible. Total commute to World Trade Center: approximately 20-30 minutes. Total commute to Midtown via transfer at Journal Square: approximately 30-40 minutes. The station is the linchpin of Harrison's 1997 redevelopment declaration and the anchor of the entire waterfront transformation. The new station house was elevated above the floodplain with enhanced Passaic River surge protections as part of the rebuild. NJ Transit Bus Route 40 also serves the station.
Harrison Public School District serves approximately 2,000 students. Homes.com/Niche rate it C+. The district serves a community that has grown 42.8% in population from 2010-2020, placing strain on school infrastructure alongside redevelopment. Niche identifies private options accessible to Harrison residents: St. Benedict's Preparatory School (Newark, among the best private schools in NJ), St. Vincent Academy (Newark), and Kearny Christian Academy. Harrison's proximity to Newark provides access to Newark's significant private and magnet school ecosystem. For families prioritizing school quality, Harrison's location adjacent to Newark and East Newark gives access to a wider range of options than the town's own C+ public district rating suggests. The rapid population growth from redevelopment has made school capacity a planning challenge that the town is actively addressing.
Harrison operates within Hudson County's tax structure. Hudson County median annual bill: $9,752 (1.69% effective rate). Note: Harrison's waterfront redevelopment zone includes significant PILOT (Payment in Lieu of Taxes) arrangements that affect both individual unit tax calculations and the overall municipal tax base. Buyers purchasing within new developments (Urby Harrison, River Park Condominiums, etc.) should specifically inquire about PILOT status -- many new-construction units pay negotiated PILOT payments rather than standard property taxes, which can be significantly lower than market-rate taxes for the term of the PILOT agreement (typically 20-30 years). After PILOT expiration, taxes revert to standard rates. Request PILOT status disclosure for any new-construction Harrison purchase. For older residential stock north of I-280: standard Hudson County residential taxes apply. Tax appeals: Hudson County Board of Taxation.
Yes -- strong active demand driven by PATH commuters and the town's continued development momentum. Key selling messages: Harrison PATH Station (Newark-WTC line, ~20-30 min to WTC, ~30-40 min to Midtown); Sports Illustrated Stadium (formerly Red Bull Arena, 25,000 seats, NY Red Bulls MLS, Gotham FC NWSL, NYC FC MLS, concert series 2025); 42.8% population growth 2010-2020; 3,000+ new apartments in waterfront redevelopment zone; $440K-$490K market (significantly below Hoboken ~$900K and downtown Jersey City ~$700K); $82K-$93K median HH income; Passaic River waterfront; Newark Ironbound District across river; Newark Penn Station ~5 min (NJ Transit, Amtrak, PATH); Newark Liberty Airport ~10 min; West Hudson Park; Newark Riverfront Park; Beehive of Industry history (Crucible Steel, Edison Lamp Works, Worthington Pump, GM); established as town 1840 from Township of Lodi; redevelopment plan declared 1997; PILOT arrangements on new construction (verify for each unit). The PATH access at $440K-$490K vs $900K Hoboken is the core argument. Get a free Harrison home valuation
Harrison in 2026 is two towns occupying the same municipal boundary. North of I-280: the original Harrison -- the Beehive of Industry, where Crucible Steel, Edison Lamp Works, Worthington Pump, and General Motors operated for a century, where the working-class housing grid was built for the factory workers, where the community has been Portuguese and Latin American since the mid-20th century. South of I-280: the new Harrison -- the 250-acre waterfront redevelopment zone declared in 1997, the PATH station rebuilt in 1937 and now connecting to World Trade Center in 20-30 minutes, the Sports Illustrated Stadium (first called Red Bull Park, then Red Bull Arena, renamed 2024) where the NY Red Bulls, Gotham FC, and NYC FC play and where the 2025 concert series brought live music, the Urby Harrison complex with 1,000+ apartments, the Hampton Inn, the River Park condominiums, the 3,000 total new apartments since the late 1990s. The Passaic River runs along the southern edge; Newark's Ironbound District is across the river. Harrison's population grew 42.8% from 2010 to 2020. It is the fastest-growing established Hudson County town, and it is growing specifically because the PATH station, the stadium, and the waterfront make it possible to live in New Jersey at $440K-$490K and commute to World Trade Center in 20 minutes.