Clifton

On Valley Road in Albion, New Jersey a red, white and blue barber pole spins outside Sal’s, Friday night means karaoke at Bogey’s and Valley Family Deli sells cold-cut subs a few doors down. This small Clifton neighborhood is primarily occupied by commuters, many of whom work in New York City. Young families put down roots in traditional starter homes, and spotting a familiar face at Albion Memorial Park is more than likely. “Although Clifton is a pretty big city, there’s a small-town feel here,” says Joseph Scotto, an agent with Century 21 Cedarcrest Realty, Inc. who grew up in Albion. The neighborhood is bordered to the east by New Jersey Route 19 and the Garden State Parkway. To the west lies Garret Mountain Reservation, a park spanning over 560 acres. Standing tall between walking trails and plaques commemorating Revolutionary War sites is Lambert Castle, which has lived several lives as a private family home, a tuberculosis hospital and a museum. There’s also Rifle Camp Park nearby, especially popular with dog owners. New Jersey Public Transit provides access to surrounding communities and Manhattan, just 20 miles away. In Albion, home prices start around $400,000 and sometimes reach upwards of $700,000. “You see a lot of Cape Cod-style homes with 50 by 100 square foot lots,” says Scotto. Those looking to move to Albion will also find bi-levels built during the 1950s and updated Colonials with detached garages. It's relatively common to see cars parked in the street, and drivers pull to the side to allow one another to pass. Sidewalks are narrow and flanked by red fire hydrants, telephone poles and oak trees. Many Albion parents rely on Tiny Stars Learning Center during the work week, and children from Kindergarten through fifth grade can attend Clifton School No. 5, which received a B on the educational review site, Niche. Woodrow Wilson Middle School has a B-minus, and Clifton High School has a B grade. CHS students can apply to one of the school’s three academies depending on their area of interest — there’s a Career Academy, a STEM Academy and Visual & Performing Arts. 12th graders can also take part in the internship program. Although Albion itself is almost entirely residential, Scotto points to a few staples just outside the neighborhood. “Bruno’s pizzeria has been there for years, ever since I was a kid,” he says, also mentioning the New Corral, “a seasoned spot” on Hazel Street. There’s also Bagel Station and Troops Subs on Van Houten. Locals can also order takeout or go out to eat on Main Street in Paterson, located west of Route 19 and the railroad tracks. There’s Fattal’s, which has been selling fresh-made pita bread and Halal meats since the late 1960s. Taskin Bakery & Cafe has a menu of Turkish delicacies like Simit, Tulumba and Baklava. Find the Center City Mall in Downtown Paterson — there’s a Price Rite Marketplace, Ace Hardware and Marshalls. Others head to Stop & Shop off Broad Street. At the center of the neighborhood sits Albion Memorial Park, where residents practice their tennis swings on one of the courts. Baseball fields are home to the Clifton Junior Athletic League. 250 years ago, George Washington kept an eye out for British troops from Rifle Camp Park. Today, it’s a popular spot for family picnics and hikes. There’s an Equestrian Center at Garret Mountain Reservation nearby, and the 300-plus acre expanse also has plenty of sledding spots during the winter months. On clear days, the New York City skyline is visible from scenic overlooks. About 3 miles south of Albion is Montclair State University, where residents can attend live performances at the Alexander Kasser Theater. Nearby, do a deep dive into baseball history at the Yogi Berra Museum, which also hosts youth education classes and summer camps. Learn about the region’s industrial roots at the Paterson Museum miles north. There’s also the Passaic County Fair in August — vendors set up booths, kids take turns on carnival rides and local bands perform live. Specifically in the Albion section you’re gonna utilize buses, says Scotto, adding, “You’re gonna have a line that you pick up on Valley Road, Grove or Broad. There’s a good amount of commuters and the bus stop is walkable depending on where you live.” There’s a park and ride off Main Street in Clifton, and a commuter rail (the Main Line) connects Hoboken and Suffern, passing through Clifton and Paterson. Approximately 20 miles away along the Garden State Parkway is the Newark Liberty International Airport, and Interstate 80 connects the neighborhood to LaGuardia Airport in Queens. Albion is bordered by St. Joseph's University Medical Center, which has a 24-hour emergency room, long-term and rehabilitation care options.

Located less than 20 miles from New York City, Clifton’s Allwood neighborhood is a walkable slice of suburbia – one that allows for urban access despite its relative lack of hustle and bustle. “Allwood is a particularly great location, even among other Clifton neighborhoods,” says Tamayo Oppenheimer, Realtor at Silver and Oak Realty and longtime resident of the area. “It’s a really upscale, well-maintained community that has a lot of people commuting to and from both New York City and Montclair.” And while nearby Montclair is known for its lush nature, Allwood provides plenty of its own greenery and natural beauty – with the Passaic River running nearby, Garrett Mountain just north of the neighborhood, and several parks throughout. Those looking for access to the Big Apple – without feeling like their stuck in the city – may find Allwood’s balance of urban and suburban appealing. Allwood exudes a vintage suburban atmosphere, with classic styles such as Cape Cod, Colonial Revival, split-levels, and even Tudor-style available. Clifton generally offers homebuyers much more room for much less money than the city does, and Allwood is no different. The neighborhood is made up of tree-lined streets featuring homes with modest-sized yards and room for gardening. “People in Allwood are just as likely to commute to Montclair as they are NYC, so you see some of the same touches you might see in Montclair,” says Oppenheimer. “And that includes really lush yards and green all around.” Prices for a single-family home range from $450,000 to $900,000, with newer construction sometimes going for even higher. Townhouses are found here and there throughout the neighborhood, with prices ranging from $300,000 to $500,000. Thanks to the high presence of industry in Clifton, property taxes tend to be lower – another reason for the area’s popularity and competitive market. Residents will find an eclectic mix of dining options around the neighborhood, with the Allwood Diner serving as the area’s classic go-to spot for all-day breakfast, coffee and comfort food. Francesca’s Bakery offers up classic baguettes and other baked goods, while sourcing its ingredients from local farmers. “The area is very multicultural and diverse,” says Oppenheimer. “And that extends beyond just the people and houses – there are some great spots to grab a bite that really show off the diversity.” Residents can see examples of the area’s multicultural offerings in Sawadeja Thai Restaurant’s authentic curry dishes, or at the ANT Bookstore and Café – which offers visitors coffee, smoothies, or authentic Turkish treats while they peruse the bookshelves. For groceries, residents can restock at Stop & Shop, while the Promenade Shops at Clifton features nationally recognized retailers and designer brands. Students can begin at Clifton School No. 9, which earns a Niche score of B-plus. Afterward, students can move on to nearby Brookdale’s Bloomfield Middle School, which earned a B-minus from Niche. Students can then finish up at B-rated Clifton High School. Clifton High has a variety of clubs like drama, mock trial and art club, and offers AP or Honors programs for most courses. Clifton High is also known for its athletic success, with the school producing a number of professional athletes across several different leagues. “I used to drive into Clifton every day specifically for the schools,” says Oppenheimer. “Some of the programs offer things like growing and harvesting vegetables, which is so good for young minds – and not something you’ll find in the city.” Allwood Park is a small pocket park offering residents a chance to get active with its playground, basketball court and walking trail. Knollcroft Park has open greenspace and fields, along with picnic areas and another playground. The Upper Montclair Country Club, which slices through the northwest section of Allwood, is a private golf course and social club where members can play 27 rounds across three separate nine-hole courses. Residents looking to commute to and from Montclair can do so easily, with a quick drive down Passaic Avenue. NYC access is also straightforward thanks to Highway 46 and Garden State Parkway, making it simple to get to the city via car – though traffic is still going to dictate the experience once residents are outside of the neighborhood itself. “Clifton can get very congested at certain times of the day,” says Oppenheimer. “But in general, Allwood is less congested than other neighborhoods.” Residents can also use the bus to get around, with Allwood being the closest neighborhood to the park-and-ride lot that takes travelers in and around the city.

Athenia is a suburb in Clifton with older home styles and a collection of local shops creating small-town vibes. Its suburban streetscape doesn’t compromise on proximity with plenty of ways to quickly commute to New York City. Sidewalks and streetlights line the neighborhood’s streets, making Athenia quite walkable for the nearby shops and recreation. “You can walk down a couple of streets and have everything you need, yet when you go down the block, it’s just houses,” says Frances Rosado, Brokerage Branch Manager for Real Broker, who lives in the area and has been selling homes here for over 21 years. The neighborhood features 20th-century Colonial-style and Cape Cod-style homes with driveways and, occasionally, detached garages. “The houses are closer to each other, and the lots are a little smaller than some other areas in Clifton,” says Rosado. Homes tend to stay on the market for about three weeks and typically sell for $500,000 to $700,000. Two-bedroom condo communities are spread throughout Athenia and usually sell for $350,000 to $550,000. There are also several retirement communities around the neighborhood, including Senior Horizons and Evergreen Manor. The CAP Index gives the neighborhood a crime score of 3, which is close to the national average of 4. Students may start at Clifton School No. 13, which gets a B from Niche, before going to Christopher Columbus Middle School with a C-plus. They may then attend Clifton High School, which also has a B and offers specialized academic programs for fields like STEM and visual arts. Van Houten Avenue is the suburb’s major thoroughfare and features a diverse mix of local businesses. “It’s a small street, but it’s where all the shops are,” says Rosado. Residents can shop for home improvement supplies at Clifton Ace Hardware, pick up prescriptions at Van Houten Pharmacy and grab a bouquet at Halka’s Florist. There are also plenty of local eateries like Plaza Bagels & Deli, which has been in business since 1988. “Personally, I say it’s the best bagel place in all of Clifton,” says Rosado. Additionally, La Cantina Mexicana offers authentic Mexican cuisine, and Mario’s Restaurant and Pizzeria has been serving pies for nearly 80 years. For general needs, residents can head a mile south to Allwood for Stop & Shop or a mile north to Botany Village for Aldi. The American Dream Mall is also 6 miles east with over 450 additional retailers and attractions. Sperling Park has a playground and space for tennis, basketball and baseball. Richardson Scale Park features a grassy soccer field and a large playground, while Anzaldi Park has multiple turf fields that host local soccer teams for practice and games. Less than a mile north, Weasel Brook Park offers sports facilities, a skatepark and a paved walking path. The Athenia Business Association plans the annual Clifton Street Fair, which is held on Van Houten Avenue. The event takes place in September and offers amusement rides, food trucks and local vendors. There’s also Brighton Asylum, a popular seasonal venue that runs haunted houses and escape rooms during Halloween and select holidays. The Clifton and Passaic train stations offer daily service to Hoboken station and New York City’s subway system. Residents can also drive to the Allwood Park and Ride for express bus lines to New York City, Newark and Caldwell. Those driving into the city can take Route 3 for direct access to the Lincoln Tunnel. Over the past few years, nearby construction and heavy rain have resulted in multiple flood events around the Weasel Brook tributary. The city is currently replacing underground pipes and building a water retention center to try and reduce flooding issues. The construction is anticipated to finish by the end of 2024.

One of the oldest communities in Clifton, Botany Village offers small-town atmosphere just 10 miles west of Manhattan. What started as a silk and wool mill hub during the early 20th century has transformed into a residential suburb with plenty of local shops and restaurants. "Each neighborhood in Clifton is like its own little community," says Frances Rosado, a Broker for The Frances Rosado Team at Real Broker LLC, who’s been selling homes here for over 20 years. Homes in the area were primarily built in the early 20th century and are packed tightly together with minimal front and backyard space. There’s a mix of American Foursquare-style and Queen Anne-style homes, one- and two-bedroom condos and multi-family houses. Some houses feature driveways and detached garages while most others offer street parking. Condos typically sell for $150,000 to $250,000 and single-family homes usually go for $350,000 to $550,000. Multi-family homes range from $600,000 to $800,000. "The price point, in proximity to the city, is unbeatable," says Rosado. Botany Plaza is in the neighborhood’s north end with a SuperFresh supermarket and a Forman Mills department store. Dayton Avenue includes a Home Depot and Walgreens. Local markets are spread throughout the community, including Ema International Food with Mediterranean products, and small bodegas like Briana Grocery and Kathy’s Grocery. There’s also a variety of local restaurants like Cafe Bubamara with Turkish eats, Burek King serving Halal Balkan dishes and Clifton Thai for authentic Southeast Asian cuisine. Additionally, the American Dream Mall is 5 miles south and offers over 450 shops and restaurants, as well as an indoor theme park, water park and ski slopes. Clifton's Historic Botany Village is a local nonprofit that plans annual events. Sullivan Square becomes a street fair and flea market twice a month with local artists, food vendors and family-friendly entertainment. Every Friday during the summer, residents gather in Sullivan Square for the Botany Village summer concert series. The concert series, which has been around since 2005, is free to the public. Students may start at Clifton Elementary School 12, which gets a C-plus from Niche, before going to Christopher Columbus Middle, which also has a C-plus. Students may then attend Clifton High, which earns a B and offers specialized academic programs in STEM and the arts. The American Institute is a trade school on Lexington Avenue that offers programs in medical assisting and electrical technology. Dundee Island Preserve is in the community's north end along the Passaic River. Residents can explore the preserve’s trails and take in the views of Passaic River Falls. A mile east is Dundee Island Park, a nearly 7-acre green space that opened in 2020 and offers playgrounds, paved walking paths, a soccer field and a boat ramp. Nash Park is also a mile west with basketball courts, baseball diamonds and playgrounds. Getting to New York City from Botany Village can take as little as 30 minutes by car via the Lincoln Tunnel. Commuters can also take the 703 and 163 bus lines to the Port Authority Bus Terminal in Midtown Manhattan.

Delawanna, in Clifton, is a sprawling residential and business hub that offers residents a quiet life in the suburbs while maintaining easy access to shopping. Some of the neighborhood’s streets are lined with businesses or warehouses, while others have residential pockets with older homes. Located just 9 miles east of Manhattan, the borough offers plenty of ways to commute for work and entertainment. Most of the area is connected by a well-maintained system of sidewalks, making residential areas particularly walkable. “It’s not just a commuter town, it’s a place where people raise families and live there long term,” says Leslie Morrison, Real Estate Sales Agent for Compass New Jersey, who’s been selling homes in the area since 2017. The neighborhood features 20th-century colonial and Cape Cod homes on gridded streets with moderately sized lots and driveways. Some homes also have garages. Single-family homes tend to stay on the market for about a month and start around $445,000. Larger, fully renovated homes can stretch into the $900,000s. There are also a few two- and three-bedroom condo communities that range from $400,000 to $500,000. The CAP Index gives the area a crime score of 3, which is less than the national average of 4. Students may start at Clifton School No. 8, which earns a B from Niche, before going to Christopher Columbus Middle School, which gets a C-plus. They may then attend Clifton High School, which also has a B and offers specialized academic programs for fields like STEM and visual arts. Most of the borough’s shopping and dining can be found along Route 3. Clifton Commons and River Front Center sit across from each other with big box stores like Costco and Target, as well as other chains like Barnes & Noble, Kohl’s and Michaels. There are also chain eateries and local restaurants like The Shannon Rose, an Irish-American pub with live music throughout the week. “I loved it there, it’s a pretty popular place,” says Morrison. Close to the Passaic River, Rutt’s Hut is a counter-service hot dog spot that’s been a neighborhood staple since 1928. Another shopping center, Brook Haven Mall, is just north of Delawanna with an Aisle One Kosher supermarket. The American Dream Mall is also just 4 miles east and has more than 450 retailers. The neighborhood features smaller green spaces like Dunney Park, which has a baseball diamond, tennis courts and a playground. Zalenka Park has a multi-use grassy field, basketball court and a playground. The Meadowlands Sports Complex is 4 miles east with its famous horseracing track and MetLife Stadium, home of the New York Jets and Giants. There are also indoor attractions at American Dream Mall, including the Nickelodeon Universe Theme Park and ski slopes. There are plenty of ways to get to the Big Apple for those both driving and taking public transit. Route 3 runs through the neighborhood and gets residents to the Lincoln Tunnel in as little as 30 minutes. The Delawanna train station offers daily service to Hoboken station and New York City’s subway system. There are also bus lines that run to the Port Authority Bus Terminal in Manhattan.

Located just over 15 miles from Midtown Manhattan, the Dutch Hill neighborhood of Clifton offers a convenient escape from the congestion of New York City – without feeling too unfamiliar or suburban in nature. “Each neighborhood in Clifton sort of has its own personality,” says Frances Rosado, Broker at Real Broker LLC and longtime resident of the area. “Dutch Hill isn’t really as suburban feeling as other neighborhoods in Clifton – it retains more of that urban flavor that New York City has, and so it’s great for transplants or those who just want a more manageable slice of urban life.” Walkable, full of old-school style and a convenient blend of urban and suburban access, Dutch Hill provides a respite from the area’s congestion while maintaining access and urban flair. Homes in Dutch Hill are generally going to offer much more for the money in comparison to New York City, though the transition to the neighborhood is helped by its more urban atmosphere. “New Yorkers looking to get out of the city without feeling like they’re in a whole different world will like Dutch Hill,” says Rosado. “Many of the residents are people who made that move themselves, and it has the feel of a sort of mini borough of New York.” The unique blend of urban and suburban is reflected in the homes available, as prospective homebuyers will find more spacious home styles such as single-family Colonial Revivals and traditional multi-family homes as well – the latter of which is sometimes split into individual condominium or duplex units. The occasional ranch style and Cape Cod is also present, but lots are generally smaller than those in more suburban neighborhoods nearby. Prices for condos begin at $150,000, while single-family homes range in price from $360,000 to $750,000. Some older Colonial Revivals in need of renovations can go lower, just as some multi-family units can reach prices around $1 million. Residents seeking a bite to eat can visit Fratelli's Pizza, famous for its pizza fries and garlic knots. Hot Bagels Abroad is a cherished local spot, offering bagels, sandwiches, and platters daily at its old-school counter. Just outside the neighborhood, The Barrow House is a popular destination for sit-down meals, featuring colonial-era-inspired décor and a unique farm setting. Shopping options include Styretown Shopping Center and Clifton Towne Square, with stores like CVS and Trader Joe’s providing daily essentials and groceries. The Promenade Shops at Clifton provide retail shopping and designer brands, less than five miles outside of Dutch Hill. The Dutch Hill community, like all of Clifton, is very diverse and multicultural. This diversity is celebrated daily at City Hall, where flags from around the world are displayed. Dutch Hill is conveniently located near many houses of worship, including the Clifton Jewish Center, the Islamic Center of Passaic County, and St. Philip the Apostle Roman Catholic Church, all of which regularly host community events. The Boys and Girls Club of Clifton also hosts various events throughout the year, alongside regular programs like bingo night. Events such as A Taste of Clifton: Food & Wine Festival attract visitors from all over the state. Students can begin at School 15, which serves pre-kindergarten through 5th grade and earns a Niche grade of B-minus. From there, students can attend fellow B-minus-rated Woodrow Wilson Middle before finishing up at B-rated Clifton High School. At Clifton High, juniors and seniors can take advantage of specialized college-prep programs and dual-enrollment courses with nearby institutions like Bergen Community College and Berkeley College. Additionally, members of the Orthodox Jewish community have private high school options, including the Bais Yaakov of Passaic High School for Girls and the Mesivta of Clifton. Weasel Brook Park offers friendly competition with its horseshoe pits and basketball courts, and also features a spray park and picnic areas. Nearby, Main Memorial Park provides baseball and soccer fields, as well as pickleball courts. Less than two miles away, just off the Garden State Parkway, Stefan Tatarenko Park is a popular tree-lined greenspace for walkers. For another scenic walk, visitors can explore the lush greenery of Morris Canal Park via its trails. Residents can drive to NYC via Highway 46 or the Garden State Parkway, while nearby Delawanna Station offers train access. Additionally, bus stops are conveniently located throughout Clifton. Although traffic congestion is better than in surrounding areas, residents will still want to consider the time of day when traveling to avoid peak traffic.