Passaic
NJ
Average Sales Price
$636,026
Median Sales Price
$585,000
Population
70,113
Total Listings
79
Living in Passaic
NJ's 6th Most Dense City. Dutch Settled 1678. 70,000 Residents.
Passaic River Namesake. Urban Enterprise Zone. 41% Foreign-Born.
Everything you need to know before making Passaic, NJ home.
Browse Listings
Active homes for sale in Passaic
→
Market Insights
Prices, trends & sold data
→
Home Valuation
What's your Passaic home worth?
→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 Passaic Passaic
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
Passaic 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 Passaic
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
70.1K
70.1K in 2020
Density
21.6K
per square mile
Households
19.5K
49 With Children
Gender
50% / 50%
Men Vs Women
Occupancy
25% / 75%
Owned Vs Rented
Age Median: -- Years
No Data
Education Level
No Data
Educational Environment
Elementary Schools (21)Middle Schools (10)High Schools (8)
Name
Category
Grades
Library
Ratio
6/10
Passaic Arts and Science Charter School
7 Saint Francis Way, Passaic, NJ 07055
Public
KG - 7
No
10:1 STUDENTS/TEACHERS
5/10
School # 5
168 Monroe St, Passaic, NJ 07055
Public
3 - 5
No
12:1 STUDENTS/TEACHERS
4/10
Daniel F. Ryan Elementary School # 19
320 Highland Ave, Passaic, NJ 07055
Public
PK - 5
No
12:1 STUDENTS/TEACHERS
4/10
Thomas Jefferson School # 1
390 Van Houten Ave, Passaic, NJ 07055
Public
PK - 6
No
13:1 STUDENTS/TEACHERS
4/10
Mario Drago School # 3
155 Van Houten Ave, Passaic, NJ 07055
Public
PK - 8
No
13:1 STUDENTS/TEACHERS
Show More
Amenities & Attractions
Featured Listings
For Sale (70)
For Sold (622)
Open Sun 1PM-3PM1 Bed1 Bath285 Aycrigg AVE #22J, Passaic, NJ 07055
MLS# 26023864
Listed by Ellen McCourt of Coldwell Banker, Hillsdale
New8 Beds4 Baths9 Vreeland AVE, Passaic, NJ 07055
MLS# 26025246
Listed by Malu Lopez of Coldwell Banker, Clifton
New2 Beds1 Bath109 10th ST #2F, Passaic, NJ 07055
MLS# 26024808
Listed by Ninive B. Roth of Century 21 Gentry Realtors
New2 Beds1 Bath189 Dayton #205, Passaic, NJ 07055
MLS# 26024683
Listed by Danoly Mathelier of Compass New Jersey, LLC-Hoboken
New4 Beds1 Bath19 Burgess PL #2, Passaic, NJ 07055
MLS# 26024557
Listed by Diana Cappillo-Yrayta of Keller Williams City Life Realty
New2 Beds1 Bath10 School ST #7, Passaic, NJ 07055
MLS# 26012872
Listed by Dylan Lucyk of The Agency One Rock-Hoboken
Similar Neighborhood
Common Questions
Passaic, NJ -- Frequently Asked Questions
Real answers about buying, selling, taxes, schools, and daily life in Passaic -- Passaic County's second-largest city: 3.1 sq mi, ~70,000 residents, 22,180/sq mi (6th most dense in NJ), 41.4% foreign-born, ~70% Hispanic/Latino, DFG A (Abbott district), Passaic HS est. 1873 (Indians), two magnet schools, UEZ since 1994, $380K-$600K SFH, Dutch settled 1678-1679, original Lenape name Acquackanonk.
Passaic is a high-volume, competitive urban Passaic County market with significant variation by neighborhood and housing type. Redfin: $535,000 median (+0.9%, September 2025, 58-day DOM, 18 sales). The Passaic Park neighborhood trades significantly higher: $645,000 (+24.0%, November 2025, 75-day DOM, 14 sales). NeighborhoodScout: $593,542 median value. Key context: only 15.02% of housing units are single-family detached -- 44.43% are large apartments and 36.04% are small multifamily. Buyers seeking SFH in Passaic face a genuinely thin market. The SFH range is approximately $380K-$600K; condos and multi-family $250K-$500K. The city's 22.3% homeownership rate (vs. 65% national average) reflects the dominant rental character. Investor buyers targeting the dense rental market are a consistent buyer type alongside first-generation owner-occupants. The Passaic Park neighborhood -- the city's most affluent, tree-lined residential section -- commands a significant premium over the city median. Talk to us about current Passaic market conditions
Passaic's housing stock reflects its pre-war urban density -- 37.9% of units were built before 1940. Large apartment buildings (44.43% of stock): mid-rise and high-rise rental towers, primarily in the central city. Small multifamily/converted houses (36.04%): 2-4 unit structures throughout the residential grid, the dominant investment property type. Single-family detached homes (15.02%): concentrated primarily in the Passaic Park neighborhood on the city's northern/northeastern edge, the most desirable and expensive SFH section. Row houses and attached homes (4.16%): along older commercial blocks. For owner-occupant buyers: SFH opportunities in Passaic Park (premium, $500K-$700K+); 2-family owner-occupant (most accessible path to Passaic homeownership, $380K-$550K); condos (limited supply, $250K-$400K). The 2-family structure is the specific Passaic buy that allows an owner-occupant to use rental income from the second unit to offset mortgage costs -- the most practical homeownership entry in a city with 22.3% homeownership.
Passaic City School District -- PreK-12, 17 schools, 14,504 students (2018-19), 17.3:1 ratio, DFG A (lowest classification). Former Abbott district receiving state supplemental funding for decades. The honest assessment: DFG A reflects Passaic's socioeconomic profile ($40,865 median HH income, 41.4% foreign-born, high poverty rate). The ratio is the highest in this guide. For families who prioritize school classification, Passaic's schools are a concern. However, two magnet options significantly change the picture: Passaic Academy for Science and Engineering (291 Lafayette Ave, grades 6-12, 694 students, 13.0:1) and Passaic Preparatory Academy (252 Boulevard, grades 6-12, 727 students, 13.3:1) -- both are magnet schools with selective admission. Passaic High School (170 Paulison Avenue, Indians, Scarlet and Navy Blue, 2,580 students 2023-24, 14.9:1, Big North Conference, rival: Clifton HS) -- first graduating class 1873, one of NJ's oldest public high schools; 97.9% of students eligible for free lunch reflects the economic reality. For the owner-occupant who prioritizes price over school classification and will use the magnet pathway: Passaic is accessible. For families requiring DFG GH+: Clifton, Hawthorne, or Little Falls are the neighboring alternatives.
Passaic has a high general tax rate on low assessed values -- the same pattern as Haledon and other older Passaic County cities where assessments significantly lag market values. Buyers must request the current assessed value from the Passaic County Tax Assessor before calculating expected taxes -- do not apply the general rate to the purchase price. The city is an Urban Enterprise Zone (UEZ) since 1994, which provides reduced sales tax (3.1875%) on purchases within the zone -- a purchasing power benefit for residents shopping locally. On a typical 2-family or SFH with a $200K-$300K assessed value: approximate annual bill $7,000-$12,000. Verify specific assessment. Tax appeals: Passaic County Board of Taxation, April 1 deadline. Bills due quarterly.
Yes for the right product. SFH in Passaic Park and 2-family homes attract genuine competition. Key selling messages: Passaic Park neighborhood premium ($645K +24% Nov 2025); 3.1 sq mi urban density; 22,180/sq mi (6th highest NJ density); Paterson Great Falls National Historical Park ~5 min; Clifton ~10 min (Route 3); GWB ~20-25 min; NJ Transit bus to Port Authority ~40-55 min; St. Joseph's Hospital ~5 min; Urban Enterprise Zone (UEZ) 3.1875% reduced sales tax since 1994; Dutch settled 1678-1679 (Acquackanonk); Passaic HS est. 1873 (one of NJ's oldest public HS); two magnet schools (Passaic Academy STEM, Passaic Prep); 70%+ Hispanic-Latino community; 41.4% foreign-born; ZIP 07055. The UEZ and the Great Falls proximity are the two arguments specific to Passaic. Get a free Passaic home valuation
Passaic is one of New Jersey's oldest and most densely populated cities -- 22,180 people per square mile, 6th highest density in the state, Dutch settled in 1678-1679 as Acquackanonk (the Lenape word meaning "valley" or "place where the land splits"). The city became Passaic Village in 1854 when Alfred Speer persuaded the U.S. Postmaster General to rename it, taking the name from the river that runs through it. Today approximately 70% of residents are Hispanic or Latino, 41.4% were born outside the United States, and the $40,865 median household income reflects a working-class city where homeownership (22.3%) is a goal many residents are working toward. The Urban Enterprise Zone since 1994 provides 3.1875% reduced sales tax on local purchases. The Passaic High School Indians have been playing on Paulison Avenue since 1873. The Passaic Park neighborhood on the northern edge is the city's most residential and tree-lined quarter -- the Redfin +24% November 2025 figure tells you where the owner-occupant buyers are focused. The Paterson Great Falls National Historical Park is 5 minutes west. Clifton is the eastern neighbor -- the Route 3 commercial corridor is shared. Passaic is a city that has always been accessible to working families finding their way into New Jersey homeownership, and that character has not changed.