Why Cliffside Park, NJ?
Cliffside Park sits atop the Palisades cliffs with commanding Manhattan skyline and Hudson River views — quickly becoming the next Gold Coast destination in Bergen County. NJ Transit buses 156, 159, and 181 reach Port Authority in under 30 minutes. The Edgewater Ferry Terminal is accessible for scenic Hudson River commuting. The borough's international character — 43% foreign born with Korean, Latin American, and European communities — creates one of the most diverse dining scenes per capita in Bergen County. Landmark high-rise buildings include Winston Towers, The Apogee, and Carlyle Towers. At $585K median with $9,500 average property taxes (among the lowest in Bergen County), Cliffside Park is significantly more affordable than neighboring Fort Lee while offering similar views and commute times.
Cliffside Park Real Estate Market in 2026
Cliffside Park homes sell in 28 days at a $585K median with 3 to 5% annual appreciation. The market spans classic one and two family homes, mid-century apartment buildings, co-ops, and newer high-rise luxury condos along Palisade Avenue and Gorge Road. High-rises like Winston Towers and The Apogee offer doorman buildings with Manhattan views. Average rent $2,100 per month. Property taxes average just $9,500 — among the lowest in Bergen County — making ownership surprisingly affordable relative to the location.
Best Neighborhoods in Cliffside Park
5 distinct neighborhoods, each with its own character and price range
Palisade Avenue / River View District
$500,000 to $900,000High-rise apartments, sleek townhouses, and luxury condos lining the Palisades cliffs with panoramic Manhattan skyline and Hudson River views. Winston Towers, The Apogee, and Carlyle Towers are landmark buildings. Luxury amenities including doormen, gyms, and rooftop terraces. Popular with professionals and NYC commuters.
Anderson Avenue Corridor (Downtown)
$350,000 to $550,000The heart of downtown with a vibrant, walkable atmosphere. Condos, trendy cafes, and boutique shopping. Anderson Avenue is the borough's everyday spine — restaurants, markets, barbers, nail salons, and services all within walking distance. The busiest and most social section.
Central Cliffside Park
$475,000 to $700,000Quiet, tree-lined residential streets with single and multi family homes. More suburban and community-focused than the avenue corridors. Ideal for families seeking a residential feel while remaining close to downtown convenience.
Gorge Road Area
$450,000 to $650,000Interior section between the cliff edge and central borough. Mix of older apartments and newer development. Near Cliffside Park Nature Center. Some properties with partial views.
Edgewater Border / South
$400,000 to $550,000Southern section near Edgewater's waterfront retail and ferry terminal. Access to City Place shopping and the Hudson River Walk.
Commuting from Cliffside Park to NYC
Source: NJ Transit schedules, June 2026. Peak hour commute times.
Walkability and Livability in Cliffside Park
How easy is it to live car-free or car-light in Cliffside Park?
Cliffside Park Schools and Ratings
Cliffside Park Public Schools earns a B-plus rating on Niche. School #3 Elementary, School #6 Elementary, Cliffside Park Middle School, and Cliffside Park High School (the Red Raiders). The diverse student body reflects the borough's international character. Nearly half of Cliffside Park adults hold college degrees.
Source: NCES CCD 2023 to 2024, NJDOE NJSLA 2024 to 2025
School #5
School #3
School #4
School #6/Middle School
Cliffside Park High School
Cliffside Park vs Neighboring Towns: Cost Comparison
Where to Eat in Cliffside Park
Anderson Avenue Corridor
Capriccio on Main (Italian), The Cliff (modern American with rooftop venue), Cafe Tivoli (Italian-American comfort food), Balkanika (Eastern European specialties), Saray Cuisine, Blackbeard Ramen, Mashed Burgers. The avenue is a walkable dining destination.
Cafes and Bakeries
Bean and Bean Coffee Roasters (specialty coffee), Cafe Milano (espresso), B&W Bakery (pastries), Los Cubanitos (Cuban sweets), Sedona Taphouse, Bodegon (Spanish). The diversity of the dining scene rivals Fort Lee at lower prices.
Parks and Recreation in Cliffside Park
Riverview Park
Hudson River and Manhattan skyline views from the Palisades cliff edge. A stunning evening walking destination.
Memorial Park / Veterans Field
Sports fields, playgrounds, and community recreation programs. The borough's primary athletics facility.
Cliffside Park Nature Center
Natural area with walking paths and ecological exhibits.
Overpeck County Park
Minutes away — major Bergen County park with trails, boating, and recreation.
New Development and Growth in Cliffside Park
Gold Coast Luxury Development
New high-rise and luxury condo projects along Palisade Avenue and Gorge Road are positioning Cliffside Park as Bergen County's next Gold Coast destination. Newer buildings complement the established Winston Towers and Carlyle Towers.
Anderson Avenue Revitalization
Continued commercial growth along the downtown corridor with new restaurants, cafes, and retail.
History of Cliffside Park, NJ
Incorporated in 1895 from Ridgefield Township. Named for its position atop the Palisades cliffs overlooking the Hudson River and Manhattan.
Palisades Amusement Park operated just south of the borough from 1898 to 1971, drawing millions of visitors annually. The Freddy Cannon song Palisades Park reached number 3 on the Billboard charts in 1962.
The borough's international character emerged in the late 20th century with Korean, Latin American, and European immigrant communities transforming the dining and commercial landscape.
Cliffside Park is rapidly being recognized as Bergen County's next Gold Coast destination, joining Edgewater and Fort Lee as premium waterfront-view communities.
Major employers near the borough include NBCUniversal and LG Electronics in adjacent Englewood Cliffs.
Safety in Cliffside Park
Cliffside Park crime rates are below the national average. The dense, well-lit urban character with active street life on Anderson Avenue supports natural surveillance. Active police presence.
Notable Residents
Annual Events and Festivals
Frequently Asked Questions About Cliffside Park, NJ
What is the median home price in Cliffside Park, NJ?
The median home price is $585,000 as of 2026, with 5.8% year-over-year appreciation. Average $400/sqft, selling in 28 days.
How long is the commute from Cliffside Park to NYC?
22 minutes via NJ Transit from on the NJ Transit Bus 156/159/181 to Port Authority (under 30 min). Transfer required.
What are property taxes in Cliffside Park, NJ?
Tax rate is 2.45%. Average homeowner pays $9,500/year. At the median price of $585,000, expect about $14,333/year.
What are the best neighborhoods in Cliffside Park?
Palisade Avenue / River View District ($500,000 to $900,000). Anderson Avenue Corridor (Downtown) ($350,000 to $550,000). Central Cliffside Park ($475,000 to $700,000). Gorge Road Area ($450,000 to $650,000). Edgewater Border / South ($400,000 to $550,000). See the full guide above for all 5 neighborhoods.
Is Cliffside Park safe?
Cliffside Park crime rates are below the national average. The dense, well-lit urban character with active street life on Anderson Avenue supports natural surveillance. Active police presence.
How walkable is Cliffside Park, NJ?
Walk Score of 78, rated "Very Walkable." Median income $87,000, median age 41.0. 62% renter-occupied.
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