Hillsdale
NJ
Average Sales Price
$922,673
Median Sales Price
$898,777
Population
10,366
Total Listings
39
Living in Hillsdale
Pascack Valley Line at Your Door. 8/10 Schools.
"Quiet Streets, Good Schools, Kids on Bikes."
Everything you need to know before making Hillsdale, NJ home.
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→Hillsdale is Bergen County's prototypical Pascack Valley family borough — and the Hello Pascack Valley guide puts it more precisely than any marketing copy could: "Quiet streets, good schools, kids on bikes, neighbors who wave. It does not have a real downtown to speak of, but it has the Pascack Valley Line and a community feel that is genuinely hard to manufacture. People who move here tend to stay." That description is Hillsdale in three sentences. The borough is approximately 3.9 square miles, ~10,000 residents, 89.8% owner-occupied, 84.4% single-family — the statistical profile of a community that buys and stays rather than rents and moves.
The commute infrastructure is the key practical advantage: Hillsdale NJ Transit Station (Pascack Valley Line) puts Hoboken Terminal at 47–53 minutes and Midtown Manhattan at approximately 60–70 minutes total. The high school — Pascack Valley HS, located in Hillsdale at 200 Piermont Avenue, serving Hillsdale and River Vale — earns GreatSchools 8/10 with a 10.2:1 student-teacher ratio and 955 students. District Factor Group I. With a median home in the $793K–$900K range, Hillsdale is one of the Pascack Valley's most consistently sought boroughs — priced above some neighbors but below others, with school quality and train access that justify the premium fully.
🚂
Hillsdale NJ Transit Station
Pascack Valley Line · Hoboken ~47–53 min
🏫
Pascack Valley HS · 8/10 · 10.2:1
955 students · Panthers · in Hillsdale · DFG I
🏡
89.8% Owner-Occupied
84.4% single-family · people move here and stay
💰
Median ~$793K–$900K
15-day DOM · fast-moving market
🌳
Wood Dale County Park
Pascack Valley's finest recreation anchor
🛒
ShopRite + Kings Market
In-borough grocery · full commercial corridor
Commute & Connectivity
Getting There From Here
Hillsdale's NJ Transit Pascack Valley Line station is the borough's most practical commuter asset — with direct service to Hoboken and connections to Manhattan. The line's limited evening and weekend schedule is the acknowledged trade-off; check actual timetables before committing.
Hoboken Terminal (Train)
Pascack Valley Line · Hillsdale Station
~47–53
minutes by train
Midtown Manhattan (Train + PATH)
Hoboken → PATH to 33rd St · total door-to-door
~60–70
minutes total
George Washington Bridge
Via Pascack Rd / Kinderkamack Rd / I-95 N
~30–45
minutes by car (traffic dependent)
Newark Liberty Airport
Via Garden State Pkwy S · ~20 miles
~25–30
minutes by car
Paramus / Garden State Plaza
Via Hillsdale Ave / Kinderkamack Rd · ~8 miles
~15
minutes by car
Public Schools
Education That Raises Property Values
Hillsdale runs its own K–8 district and sends students to Pascack Valley High School — located in Hillsdale, shared with River Vale, rated 8/10 by GreatSchools, with an exceptional 10.2:1 ratio and 955 students.
| School | Grades | Type | Student:Teacher | Rating |
|---|---|---|---|---|
| Elementary Schools (Hillsdale Public Schools) Hillsdale Public Schools · K–8 · Meadowbrook Elem. 10:1 |
K – 8 | Public | ~10 : 1 | B+ |
| George G. White Middle School Hillsdale Public Schools · Niche A |
6 – 8 | Public | ~10 : 1 | A |
| Pascack Valley High School 200 Piermont Ave · Hillsdale · 955 students · Panthers |
9 – 12 | Public | 10.2 : 1 | 8/10 |
Hillsdale Public Schools: own K–8 district · Meadowbrook Elementary 10:1 ratio · George G. White Middle School rated A by Niche. Pascack Valley HS: 955 students, 10.2:1, Panthers, Kelly green and white, located in Hillsdale at 200 Piermont Ave. Pascack Valley Regional HS District: DFG I · 2 schools · 1,867 students · 10.8:1. GreatSchools: 8/10 avg. Bergen County Academies also accessible.
Neighborhood Life
What Makes Hillsdale Hillsdale
Explore Wood Dale County Park, the Cornerstone bar and grill, Domani Italian, the ShopRite and Kings Market corridor, and the deeply residential Pascack Valley community character that makes Hillsdale one of Bergen County's most consistently satisfied family boroughs.
Cornerstone
Hillsdale's go-to neighborhood bar and grill — specifically named by the Homes.com local guide as having "great beers and food." The kind of comfortable, reliable neighborhood spot that becomes a Friday ritual: a welcoming bar, solid food, and the familiar faces of a borough where people stay for years. The social anchor of Hillsdale's commercial strip for residents who want a local without traveling to Westwood.
Local Favorite · Bar & Grill · Neighborhood
Domani
A "nice little Italian restaurant" per the Homes.com local guide — Hillsdale's Italian dining option that serves the community's appetite for casual Italian without a drive to Westwood or Paramus. In a borough without a real downtown, a reliable neighborhood Italian is exactly the kind of establishment that anchors a commercial strip and earns loyal repeat visits from residents who live minutes away.
Italian · Neighborhood · Local
ShopRite & Kings Market — In-Borough Grocery
Hillsdale has both a ShopRite and a Kings Supermarket within the borough — an unusual grocery depth for a community of 10,000. The Homes.com guide captures it: "not only do you have big-box stores like a ShopRite and a Kings Supermarket, but you have several little shops at the heart of Hillsdale." Two grocery options at different price tiers, accessible without leaving the borough, is a practical quality-of-life advantage.
ShopRite · Kings Market · In-Borough · Convenient
Hillsdale Avenue Commercial Corridor
Hillsdale's main commercial strip along Hillsdale Avenue provides everyday retail, dining, and services — cafés, salons, local shops, and restaurants that serve the borough's residential population without the scale or character of a true downtown. The guide notes it honestly: comparable to nearby Westwood in practical terms, even if it lacks Westwood's Main Street character. For everyday needs, Hillsdale's corridor is self-sufficient.
Hillsdale Ave · Everyday · Self-Sufficient
Westwood & Emerson Dining (~5–10 min)
Westwood's vibrant Main Street — one of Bergen County's most active Pascack Valley downtowns, with restaurants, shops, and evening energy — is approximately 5–10 minutes south. Emerson's commercial strip is similarly accessible. Hillsdale residents treat these neighboring downtowns as practical extensions of their own dining radius, which is the Pascack Valley lifestyle in its most honest form.
~5–10 min · Westwood Main St · Emerson
Pascack Valley Community Events
Hillsdale's community calendar — school events, youth sports leagues, seasonal recreation at Wood Dale Park, and the broader Pascack Valley community culture — creates a social fabric that residents consistently describe as the borough's defining quality. In a borough where "people move here and tend to stay," community events are not organized; they are the natural product of a stable, high-homeownership community with shared school and recreational infrastructure.
Pascack Valley · Community · Youth Sports
Wood Dale County Park
Wood Dale County Park is Hillsdale's most significant recreational asset — a Bergen County park serving the Pascack Valley corridor with athletic fields, trails, playgrounds, and natural open space. The ProMoves Bergen County guide specifically highlights Wood Dale Park as one of Hillsdale's distinguishing community amenities. For families with children, it serves as the outdoor anchor for youth sports leagues, weekend recreation, and community gatherings that define life in the Pascack Valley.
Bergen County Park · Athletic Fields · Trails
Pascack Brook & Trail Network
The Pascack Brook — the waterway that defines the Pascack Valley region — runs through the area, providing trail access and natural open space that connects Hillsdale to the broader Pascack Valley recreational corridor. The combination of Wood Dale Park and the Pascack Brook greenway gives Hillsdale more accessible natural space than many Bergen County communities of comparable size.
Pascack Brook · Greenway · Trail Access
Borough Recreation & Youth Sports
Hillsdale's recreation department programs — youth baseball, soccer, basketball, and seasonal activities — are a central pillar of community life in a borough where 84.4% of housing is single-family and families with school-age children are the dominant demographic. The shared athletic identity with River Vale through Pascack Valley HS creates a community sports culture that extends across borough lines.
Youth Sports · Family · Pascack Valley Culture
Valley Hospital & Regional Healthcare (~10–15 min)
Valley Hospital in Ridgewood — one of NJ's top community hospitals — is approximately 10–15 minutes east. HackensackUMC is approximately 20 minutes southeast. The Pascack Valley Line also connects to multiple medical destinations via Hoboken. For a family borough without in-borough hospital infrastructure, Hillsdale's regional healthcare access is solid.
~10–15 min · Valley Hospital · Regional
Hillsdale Public Library
Part of the Bergen County Cooperative Library System, serving a borough with a high proportion of families with school-age children and a community that invests meaningfully in educational infrastructure. The library's family programming reflects the Pascack Valley lifestyle — the same community that chooses Hillsdale for its schools and community feel treats the library as a natural extension of that educational commitment.
Civic · BCCLS · Family Programming
"People Move Here and Tend to Stay"
The Hello Pascack Valley guide's characterization of Hillsdale is the most honest and accurate description in any source consulted: "Deeply residential, which is exactly what most families moving here are looking for. Strong sense of community, especially among families with school-age children." The 89.8% owner-occupancy rate is the statistical confirmation of this. Hillsdale is not a transient community; it is a community of deliberate long-term choices.
89.8% Owner-Occupied · Stable · Long-Term
Pascack Valley HS — Located in Hillsdale
Pascack Valley High School's physical location in Hillsdale is a community identity detail that matters: this is a borough that hosts the regional high school, not merely sends students to one. The Panthers' home fields, games, and events take place in Hillsdale. For families with high school-age children, living in the same borough as the school creates proximity and participation advantages that neighboring River Vale students commute to access.
PVHS in Hillsdale · Home Field Advantage · Proximity
"Quiet Streets, Good Schools, Kids on Bikes"
The Hello Pascack Valley summary of Hillsdale is worth quoting directly because it is precisely accurate: "Quiet streets, good schools, kids on bikes, neighbors who wave. It does not have a real downtown to speak of, but it has the Pascack Valley Line and a community feel that is genuinely hard to manufacture." This is Bergen County residential life at its most authentic — unpretentious, family-focused, and stable. Not aspirational. Actual.
Authentic · Unpretentious · Family-Focused
ShopRite + Kings Market (In-Borough)
Hillsdale's two in-borough grocery options — ShopRite at the value end and Kings Market at the premium end — are the most practical daily-use retail asset in a borough without a traditional downtown. Having both options within the borough is unusual for a community of 10,000 and reduces the grocery errand footprint significantly for Hillsdale families.
ShopRite · Kings Market · In-Borough · Dual Option
Westwood & Paramus Retail (~10–15 min)
Westwood's Main Street shopping district is approximately 10 minutes south — restaurants, boutiques, and local retail with genuine character. Paramus's Garden State Plaza and Bergen Town Center (Whole Foods, major retailers) are approximately 15 minutes east via Kinderkamack Road. Hillsdale's Pascack Valley position gives solid regional retail access from two distinct directions.
~10–15 min · Westwood · Paramus · Both Directions
Valley Hospital (~10–15 min)
Valley Hospital (Ridgewood) is approximately 10–15 minutes east — one of NJ's top-ranked community hospitals. HackensackUMC is approximately 20 minutes northeast. Bergen Community College is approximately 20 minutes east. For a family borough of 10,000, Hillsdale's regional healthcare and higher education access is solid from its Pascack Valley position.
~10–15 min · Valley Hospital · Regional Access
By the Numbers
Hillsdale at a Glance
Municipality Type
Borough
Bergen County · ~3.9 sq mi · Pascack Valley
Population
~10,062
NeighborhoodScout · 89.8% owner-occupied
Median Sale Price
~$793K–$900K
15-day DOM · fast-moving market
Train to Hoboken
~47–53 min
Pascack Valley Line · Hillsdale Station
HS Ratio & Rating
10.2:1 · 8/10
Pascack Valley HS · Panthers · in Hillsdale
Housing Stock
84.4% Single-Family
Owner-occupied 89.8% · stable community
Zip Code
07642
Single zip borough
Park
Wood Dale County Park
Bergen County · Pascack Valley anchor
Explore the Area
Similar Towns Near Hillsdale
Buyers considering Hillsdale often explore these neighboring Pascack Valley and Bergen County communities — most share the same NJ Transit line and school district network.
River Vale
Bordering · PVHS partner · quiet · family
→
Westwood
Adjacent · Main Street · NJ Transit
→
Emerson
Adjacent · NJ Transit · "Family Town"
→
Woodcliff Lake
Adjacent · Pascack Hills HS · BMW HQ
→
Park Ridge
Nearby · NJ Transit · downtown · family
→
Montvale
Nearby · Pascack Hills HS · NJ Transit
→
Harrington Park
Nearby · NV Old Tappan HS · prestige
→
Haworth
Nearby · NV Demarest HS · #1 NJ district
→
Waldwick
Nearby · NJ Transit · more affordable
→Demographics
Data provided by Attom Data
Population
Employment
Population
10.4K
10.4K in 2020
Density
3.5K
per square mile
Households
3.5K
41 With Children
Gender
48% / 52%
Men Vs Women
Occupancy
89% / 11%
Owned Vs Rented
Age Median: -- Years
No Data
Education Level
No Data
Educational Environment
Elementary Schools (4)High Schools (1)Middle Schools (2)
Name
Category
Grades
Library
Ratio
8/10
Ann Blanche Smith School
1000 Hillsdale Ave, Hillsdale, NJ 07642
Public
KG - 4
No
15:1 STUDENTS/TEACHERS
7/10
Meadowbrook School
50 Piermont Ave, Hillsdale, NJ 07642
Public
PK - 4
No
13:1 STUDENTS/TEACHERS
6/10
George G. White School
120 Magnolia Ave, Hillsdale, NJ 07642
Public
5 - 8
No
12:1 STUDENTS/TEACHERS
0/10
St John's Academy
460 Hillsdale Ave, Hillsdale, NJ 07642
Private
PK - 8
Yes
14:1 STUDENTS/TEACHERS
Amenities & Attractions
Featured Listings
For Sale (17)
For Sold (440)
Open 5/23 11AM-1:30PM3 Beds3 Baths36 Kinderkamack RD, Hillsdale, NJ 07642
MLS# 26017943
Listed by Evghenia Berzan of Real
Open Sun 12PM-2PM3 Beds2 Baths252 Saint Nicholas AVE, Hillsdale, NJ 07642
MLS# 26018519
Listed by Erik Martin of Keller Williams Valley Realty
New2 Beds2 Baths5 Colonial Village DR, Hillsdale, NJ 07642
MLS# 26018198
Listed by Wayne Iannello of Coldwell Banker, Hillsdale
New4 Beds3 Baths25 Maria DR, Hillsdale, NJ 07642
MLS# 26018155
Listed by Susan Laskin of Coldwell Banker, Hillsdale
New3 Beds4 Baths6 Schill PL, Hillsdale, NJ 07642
MLS# 26017380
Listed by Deborah Sirico of Coldwell Banker, Hillsdale
New4 Beds2 Baths354 Liberty AVE, Hillsdale, NJ 07642
MLS# 26010699
Listed by Megan Fox of Compass New Jersey, LLC-Ridgewood
Similar Neighborhood
Common Questions
Hillsdale, NJ — Frequently Asked Questions
Real answers about buying, selling, taxes, schools, and daily life in Hillsdale — the Pascack Valley borough with its own NJ Transit station, an 8/10 high school at 10.2:1 located in town, a 15-day median DOM, and the community character that keeps people here for decades: quiet streets, good schools, kids on bikes, neighbors who wave.
Hillsdale is a fast-moving, competitive market. Movoto reported $793,500 median with 15-day DOM in February 2026, up from 9 days the prior year — one of Bergen County's fastest turnarounds at this price tier. Redfin showed $857K in November 2025 (up 15.5% YoY). NeighborhoodScout's median home value is $895,913. The true market range is approximately $793K–$900K for the typical home. The borough's combination of NJ Transit train access, 8/10 high school in-town, and high owner-occupancy (89.8%) creates consistent, year-round demand from families specifically researching the Pascack Valley corridor. Well-priced homes in Hillsdale routinely attract multiple offers in spring. Talk to us about current Hillsdale market conditions →
The practical price range: smaller capes and ranches: $650K–$800K. Standard colonials in good condition: $800K–$950K. Larger or fully updated homes: $950K–$1.1M+. The borough's 84.4% single-family stock means the market is predominantly colonial and cape-style homes from the 1950s–70s with significant updates — exactly the stock that Pascack Valley family buyers are looking for. With only 3,393 total housing units, the market moves fast when good properties appear. Buyers should be pre-approved and ready to act; in the spring season, well-priced Hillsdale homes do not sit.
Hillsdale is overwhelmingly single-family detached homes (84.4% of stock) — the prototypical Pascack Valley family home inventory. Dominant styles: Colonials, Ranches, and Cape Cods from the 1950s–70s, supplemented by some pre-war homes (24.9% built before 1939) and limited post-2000 construction (4.7%). Duplexes account for 5.7% and larger apartments 5.4% — a small but present inventory of non-SFH options. The 71.4% of units with three or four bedrooms reflects a housing stock specifically scaled for family households. NeighborhoodScout notes Hillsdale's owner-occupied three-and-four-bedroom dwellings as the dominant housing type — exactly the profile buyers from NYC are seeking when they arrive in the Pascack Valley.
Hillsdale's NJ Transit Pascack Valley Line station is the borough's primary commuter asset. The train to Hoboken Terminal takes approximately 47–53 minutes; from Hoboken, PATH to 33rd Street adds ~15 minutes, for a total of approximately 60–70 minutes door-to-door to Midtown. This is the same line that serves Emerson, Park Ridge, Westwood, River Vale, and Woodcliff Lake. One critical caveat that every honest Pascack Valley guide flags: the Pascack Valley Line schedule is limited, especially evenings and weekends. Verify that specific train times match your actual schedule before committing. By car, the GWB is approximately 30–45 minutes (traffic-dependent). Hello Pascack Valley notes: "The train to Hoboken Terminal is roughly 47 to 53 minutes, then PATH to 33rd Street adds about 15 minutes. Total to Midtown is around 60 to 70 minutes."
Hillsdale's schools are one of the Pascack Valley's most consistent selling points. The in-borough Hillsdale Public Schools K–8 district includes Meadowbrook Elementary (10:1 ratio) and George G. White Middle School (rated A by Niche). For high school, students attend Pascack Valley High School — located in Hillsdale at 200 Piermont Avenue, shared with River Vale — with 955 students, a 10.2:1 ratio, and a GreatSchools rating of 8/10. The Pascack Valley Regional HS District (DFG I, 1,867 students, 10.8:1 overall) consistently ranks near the top of Bergen County. The Hello Pascack Valley guide rates Hillsdale and River Vale "regularly near the top of Bergen County rankings" among Pascack Valley school districts. Bergen County Academies (Hackensack) accessible for qualifying students.
Hillsdale's general tax rate is 3.172%. On a $800K home, expect approximately $20,000–$25,000 per year. On a $900K home, approximately $22,500–$28,500. The Bergen County average bill is $13,329 — Hillsdale's bills run above average, reflecting the borough's strong school district, NJ Transit infrastructure investment, and full municipal services. The rate and bill are consistent with the Pascack Valley tier — comparable to neighboring River Vale, Park Ridge, and Emerson — and justified by the 8/10 school rating and NJ Transit access. Tax bills due quarterly: February 1, May 1, August 1, November 1.
The Pascack Valley comparison buyers typically make: River Vale — same PVHS (shared with Hillsdale), similar price (~$800K–$900K range), quieter and more rural character, no in-borough train station (commuters use Westwood or other stations). Emerson — NJ Transit Pascack Valley Line, median ~$740K–$765K, Pascack Valley Regional HS (different regional track), walkable Main Street, slightly lower price. Westwood — NJ Transit Main Line, stronger downtown Main Street, slightly different school district (Westwood Regional), similar price tier. Hillsdale — NJ Transit Pascack Valley Line in-borough, PVHS in Hillsdale (home-field advantage), 8/10 schools, median $793K–$900K, no real downtown but ShopRite and Kings in-borough. For buyers who want Pascack Valley Line access AND the PVHS school community AND don't need a downtown, Hillsdale is the most complete package.
Yes. A 15-day median DOM (Movoto, February 2026) and 15.5% YoY appreciation (Redfin, November 2025) reflect a market where demand is consistently outrunning supply. The buyer pool — families relocating from NYC and closer-in suburbs, specifically researching the Pascack Valley for school quality and train access — is motivated and well-researched. The borough's 89.8% owner-occupancy rate keeps inventory structurally limited. Spring (March–May) is the strongest season for school-family buyers. Get a free Hillsdale home valuation →
Movoto reports 15 days median DOM in February 2026 — fast even by Bergen County standards at this price tier. Well-priced, move-in-ready homes in the $750K–$900K range can attract multiple offers in spring. The key marketing messages for Hillsdale: NJ Transit Pascack Valley Line in-borough (not a drive to neighboring town), 8/10 GreatSchools Pascack Valley HS located in Hillsdale, 89.8% owner-occupied stable community, Wood Dale County Park, and in-borough ShopRite and Kings Market. The PVHS-in-Hillsdale detail resonates with buyers who've done the school research and want the proximity advantage. Learn how we sell homes in Hillsdale →
The Hello Pascack Valley guide says it better than a real estate page should attempt to: "Quiet streets, good schools, kids on bikes, neighbors who wave. It does not have a real downtown to speak of, but it has the Pascack Valley Line and a community feel that is genuinely hard to manufacture. People who move here tend to stay." That is Hillsdale. The Pascack Valley Line station is walkable. Pascack Valley High School is literally in the borough. Wood Dale County Park anchors the weekend recreation. ShopRite and Kings Market handle groceries without leaving town. Westwood's Main Street is 10 minutes south for a proper dinner out. The school-age children are at PVHS; the parents are at the Cornerstone or the Little League field or the library. Hillsdale doesn't have the name recognition of Ridgewood or the prestige of Demarest. What it has is the specific combination — train, schools, community, price — that a particular type of Bergen County buyer has done the research to find and specifically chose.