Why Paramus, NJ?
Paramus is the retail capital of New Jersey — four major shopping malls (Westfield Garden State Plaza, Bergen Town Center, Paramus Park, and Fashion Center) generate over $5 billion in annual retail sales within borough limits. But here is the twist: Bergen County blue laws close all retail on Sundays, making Paramus one of the quietest suburban communities in the state every seventh day. Behind the malls, residential streets are surprisingly peaceful with tree-lined cul-de-sacs and well-maintained homes. The massive commercial tax base keeps residential property taxes lower than neighboring towns like Ridgewood or Fair Lawn. Bergen County Academies — the number 1 ranked magnet school in New Jersey — sits within borough limits. Paramus Public Schools operates 8 campuses (5 elementary, 2 middle, 1 HS) with some of the highest per-pupil funding in Bergen County, paid for by retail tax revenue. At $1.1M median with 18% annual appreciation, the market is surging.
Paramus Real Estate Market in 2026
Paramus homes sell in 22 days at a $1.1M median, up 18% year over year — one of the fastest appreciation rates in Bergen County. The housing stock is predominantly split-levels, colonials, and Cape Cods from the 1950s to 1970s on quarter-acre lots, with newer custom builds and contemporary renovations pushing the top of the market. Prices range from $600K modest homes to $2M plus custom construction. The low residential tax rate driven by $5 billion in commercial tax revenue is a key differentiator — residents get Bergen County schools funded at the highest levels without paying Bergen County's highest rates.
Best Neighborhoods in Paramus
5 distinct neighborhoods, each with its own character and price range
West Paramus / Ridgewood Border
$900,000 to $1,800,000The most affluent section bordering Ridgewood with tree-lined cul-de-sacs, newer colonials and split-levels on large lots, and a serene suburban character. Near Van Saun County Park and Ridgewood Avenue shopping. This is Paramus's quietest residential zone — privacy without losing convenience.
East Paramus / Mall Corridor
$750,000 to $1,200,000Near Garden State Plaza and Bergen Town Center — the most convenient section for shopping and dining. Classic ranches, capes, and split-levels. Quick access to Route 17, Route 4, and the Garden State Parkway despite being steps from the malls. Saddle River County Park provides green space.
Spring Valley / Southern Paramus
$800,000 to $1,400,000The heart of Paramus's family-friendly suburbs — safe, calm, and filled with community pride. Colonials, ranches, and capes with generous yards and driveways. Walkable streets with friendly neighbors. Near Van Saun Park (zoo, carousel, playgrounds) and the Paramus Public Library. Close to Route 4.
Century Road / Central Paramus
$700,000 to $1,100,000Central residential area with moderate homes. Good access to all schools, parks, and commercial corridors. Mix of original 1950s-60s homes and renovated properties. The practical, central-location choice.
Oradell Border / Northwest
$750,000 to $1,200,000Near the Oradell border with access to the Oradell NJ Transit station (Bergen County Line). Quieter northwest section. Near Saddle River County Park. Some of the larger lots in the borough.
Commuting from Paramus to NYC
Source: NJ Transit schedules, June 2026. Peak hour commute times.
Walkability and Livability in Paramus
How easy is it to live car-free or car-light in Paramus?
Paramus Schools and Ratings
Paramus Public Schools operates 8 campuses serving approximately 4,000 students — 5 elementary schools, 2 middle schools, and Paramus High School (the Spartans). The district boasts some of Bergen County's highest rates of public school funding, funded by the massive retail commercial tax base. Average test scores of 67%, significantly above the national average. Bergen County Academies, located on the Bergen Community College campus in Paramus, is the number 1 ranked public magnet school in New Jersey with specialized academies in engineering, medical science, finance, and technology.
Source: NCES CCD 2023 to 2024, NJDOE NJSLA 2024 to 2025
Life Skills Continuum
Autistic Continuum
Deaf and Hard of Hearing Continuum
Multiple Disabilities Continuum
N. A. Bleshman Regional Day School
Behavioral Continuum
Midland Elementary School
Parkway Elementary School
Paramus vs Neighboring Towns: Cost Comparison
Where to Eat in Paramus
Route 4 and Route 17 Corridors
Biagio's (rooftop Italian dining, family-owned for over 30 years, six nights a week — closed Mondays), Sanzari's New Bridge Inn (Italian fine dining in nearby New Milford, Spedini alla Romano), Mangiamo Pizza Restaurant (5-star rated, outdoor dining). Korean, Japanese, and Italian restaurants complement the chain dining along the major corridors.
Blue Laws Sunday Culture
Bergen County blue laws close most retail and many restaurants every Sunday. On Sundays, Paramus transforms from NJ's busiest retail hub to one of its quietest suburbs. Locals cook at home, gather at parks, or drive to Hackensack. The Sunday quiet is a lifestyle feature, not a limitation — six days of everything at your doorstep, one day of peace.
Parks and Recreation in Paramus
Van Saun County Park
146 acre Bergen County park — the premier family destination in the county. Home to the Bergen County Zoological Park (free admission zoo with over 200 animals), miniature train ride, pony rides, carousel, garden, athletic fields, and playground. Draws hundreds of thousands of visitors annually.
Saddle River County Park
Linear park along the Saddle River through Paramus with walking and biking paths, sports fields, and natural areas. Connects to the broader Saddle River County greenway.
Paramus Municipal Pool
Public swimming facility for borough residents.
New Development and Growth in Paramus
Bergen Town Center Renovation
Ongoing renovation and expansion of the retail center with new stores, restaurants, and entertainment.
Route 17 Mixed-Use
Commercial and residential development along the Route 17 corridor adding residential units near transit and retail.
Retail Evolution
All four major malls (Garden State Plaza, Bergen Town Center, Paramus Park, Fashion Center) are adapting with experiential retail, dining, and entertainment to maintain the $5 billion revenue stream that funds borough services.
History of Paramus, NJ
Incorporated in 1922 from Midland Township. The name Paramus comes from the Lenni Lenape language.
Bergen County blue laws date to colonial Dutch regulations and still prohibit most retail sales on Sundays. Paramus is the most dramatic example — $5 billion in annual retail goes silent every Sunday, creating a unique dual personality: commercial powerhouse six days, quiet suburb on the seventh.
Westfield Garden State Plaza opened in 1957 as one of the first enclosed shopping malls in the United States. It remains one of the highest-grossing malls in America.
Bergen County Academies was established in 1992 on the Bergen Community College campus and has grown into the top-ranked public magnet school in New Jersey.
The commercial tax base is so large that Paramus residential property tax rates are among the lowest in Bergen County — residents benefit from mall revenue without mall traffic on their residential streets.
Safety in Paramus
Paramus is one of the safest communities in Bergen County with violent crime rates of just 38 per 100,000 residents — significantly below national averages. Commercial areas have dedicated security and police presence. Residential neighborhoods are exceptionally safe.
Notable Residents
Annual Events and Festivals
Frequently Asked Questions About Paramus, NJ
What is the median home price in Paramus, NJ?
The median home price is $1,100,000 as of 2026, with 18.0% year-over-year appreciation. Average $420/sqft, selling in 22 days.
How long is the commute from Paramus to NYC?
35 minutes via NJ Transit from on the Bus to Port Authority / drive to Ridgewood or Oradell stations. Transfer required.
What are property taxes in Paramus, NJ?
Tax rate is 2.12%. Average homeowner pays $13,678/year. At the median price of $1,100,000, expect about $23,320/year.
What are the best neighborhoods in Paramus?
West Paramus / Ridgewood Border ($900,000 to $1,800,000). East Paramus / Mall Corridor ($750,000 to $1,200,000). Spring Valley / Southern Paramus ($800,000 to $1,400,000). Century Road / Central Paramus ($700,000 to $1,100,000). Oradell Border / Northwest ($750,000 to $1,200,000). See the full guide above for all 5 neighborhoods.
Is Paramus safe?
Paramus is one of the safest communities in Bergen County with violent crime rates of just 38 per 100,000 residents — significantly below national averages. Commercial areas have dedicated security and police presence. Residential neighborhoods are exceptionally safe.
How walkable is Paramus, NJ?
Walk Score of 35, rated "Car-Dependent." Median income $120,000, median age 42.6. 18% renter-occupied.
Ready to Find Your Home in Paramus?
Talk to a Premier Homes agent who knows Paramus inside and out. We have been serving this community for over 30 years.