$562,190Average Value$330Average Price per Sq Ft26Homes For Sale
An easy NYC commute from a Passaic County city
While it shares a name with the much larger Passaic County, the city of Passaic’s higher-density development, position in a crook of its namesake river and ease of commute to New York City make it impossible to mistake the two. “Passaic is a very diverse area, and everything’s close. I’ve had clients come from Brooklyn that tell me the commute is easier, and the taxes are a little better,” says Roy Castro, a broker/salesperson with Living New Jersey Realty who has specialized in Burgen, Essex and Passaic counties since 2007. Living in Passaic, it’s easy to love more than one thing about this pocket of northern New Jersey; the interpersonal and cultural bonds fostered by the city’s diverse businesses, events and community go hand-in-hand with calculations on real estate costs and commute time to Manhattan.
The Passaic River in Passaic, NJ, transitions from industrial past to recreational use.
Passaic is a diverse area where everything is conveniently close, fostering community ties.
Aisle One in Passaic highlights the city's diversity with a variety of specialty businesses.
Passaic thrives with its diverse population and a vibrant mix of local businesses.
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Passaic County healthcare hubs and New York City commuting
Passaic County has a significant healthcare workforce, and in the city of Passaic, that industry is centralized at St. Mary’s General Hospital. St. Joseph’s University Medical Center is also less than 5 miles away in Paterson. While the city has its own commercial districts pocketed by locally owned and nationally known businesses, Passaic’s proximity to the largest city economy in the world means that commutability to New York City is Passaic’s biggest industry.
By way of state Route 3 and the Passaic River Bridge, commuters have a roughly 14-mile drive to Manhattan. Traffic tends to increase at every bridge and tunnel, so many commuters look for other mass transit options. The NJ Transit Main Line runs through the Passaic train station, taking riders to Secaucus Junction where they can transfer to an MTA train. Depending on the time of day and transfer times, the trip can take around 50 minutes to an hour. NJ Transit buses also offer direct routes to the city, offering a roughly 40-minute trip to Manhattan. Newark Liberty International Airport is about 13 miles away down McCarter Highway.
Its close relationship to the Big Apple means that Passaic is attractive for private developers and larger community redevelopment initiatives. “They’re building a lot of new luxury apartments and condos. There’s a lot of residential development, you’ll see scaffolding around the new construction,” Castro notes. Passaic’s Urban Enterprise Zone covers the multiple pre-war commercial districts that crisscross the city, enticing shoppers with halved sales tax rates. UEZ entrepreneurs can also take advantage of the city’s small business loan and facade-improvement grant programs.
St. Mary’s General Hospital in Passaic is a key healthcare hub for the community.
St. Joseph’s Medical Center, less than 5 miles away, boosts Passaic’s healthcare access.
Route 3 offers a 14-mile drive to Manhattan for easy commuting from Passaic.
Main Avenue in Passaic serves as a vibrant hub with local businesses and community life.
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From single-family suburbia to high-density developments in Passaic
Outside of central commercial districts, much of Passaic is made up of closely packed, sidewalk-lined blocks of single-family homes. Simple National style homes and other boxy, turn-of-the-20th century homes tend to sit closer together on some blocks, while others boast more lawn space between neighbors, capable of housing larger Queen Annes and Tudors from the same timeframe or larger colonials built through the midcentury. Condo communities come in high-rise and townhouse formats. Passaic’s median single-family home price is $568,000, higher than the National Association of Realtors’ national median of $418,700.
A charming row of Tudor homes adds character to Passaic City's neighborhoods.
Passaic boasts beautiful Dutch Colonial homes, adding to its diverse architectural charm.
Along with single family homes, Passaic, NJ offers many condo and coop apartment buildings.
Passaic features a mix of Queen Anne homes and other unique architectural styles.
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Shopping and dining on Main Avenue and attending multilingual houses of worship
While smaller commercial districts are pocketed throughout the city, the most continuous stretch is found along the aptly named Main Avenue. Some older commercial strips have seen better days, but others are alive with plenty of established and evolving local businesses. El Chevere is a favorite for Peruvian cuisine, and diners enjoy Colombian staples and colorful cocktails at Noches De Colombia. Scattered supermarkets run the gambit from ShopRite to specialty stores like Aisle One Kosher. Just off Route 3, the Promenade Shops at Clifton is a modern outdoor shopping mall, full of businesses like LA Fitness, J. Jill and Joseph A. Banks. Houses of worship of many sizes and denominations can be found throughout the city, including Orthodox synagogues in sidewalk-lined neighborhoods like Congregation Ahavat Israel, and St. Anthony of Padua Roman Catholic Church, which holds masses in Spanish and English.
Locals enjoy Colombian staples and vibrant cocktails at Noches De Colombia in Passaic.
The Promenade Shops at Clifton offer modern shopping options for Passaic residents.
El Chevere is a local favorite in Passaic, offering delicious Peruvian cuisine.
Shop Rite offers dependable, reasonably priced groceries for residents in Passaic, NJ.
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Cultural events from Mexican Day to the Burning of the Chametz
Parades, festivals and special events bring Passaic’s community together throughout the year. At the September Mexican Day Festival, the mayor leads a parade on horseback, followed closely by musicians, dancers, decorated floats and local families decked out in green, white and red. The city hosts a Burning of the Chametz, inviting participants to empty their homes of leavened bread and fill the air with a toasty smell before Passover begins at sundown. At the Annual Family Campout, Third Ward Memorial Park feels almost like the more rural forests of Passaic County. Families can sign up for a chance to pitch a tent, toast some marshmallows and fish in the lake for a free, end-of-summer camping weekend in the middle of the city.
Cherry blossoms at Third Ward Memorial Park and recreation along the Passaic
Third Ward Memorial Park is a jewel in the city’s park system and a hub through Passaic’s four temperate seasons. The outdoor rink is open for ice skating during freezing winters and roller skating during less-freezing ones. The nearby playground and athletic courts are more popular during hot summers. The trees around its central lake and walking path sprout pink petals in the spring. While some of the worst post-industrial pollution is downriver in Newark, the city’s stretch of the Passaic River is not a hub for in-water recreation like swimming or crabbing – in fact, locals and national agencies advise against it. Kayak launches and boating clubs become more popular in the Upper Passaic, but anglers and boaters can cast or launch from Dundee Island Park. The park, opened in 2019, offers plenty of modern playground, spray park, skate ramps and athletic facilities for those more hesitant about getting in the water.
Kids enjoy the water splash at Benson Park, a fun summer attraction in Passaic.
Kayak launches in Passaic offer a scenic route all the way to Newark.
A resident enjoys a walk by the trees around Third Ward Memorial Park's central lake.
Third Ward Memorial Park’s outdoor ice rink is a winter hub for the community.
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Future small learning community plans at Passaic High School
The Passaic City School District earns a C-minus from Niche. Unlike magnet schools like the A-minus-rated Passaic Academy for Science & Engineering, Passaic High School currently earns a lower rating of C-minus, but is set to be demolished at the end of the 2024-2025 school year. Once the years-long building process is complete, the new high school is expected to bring not just modern facilities to the student body, but also a small learning community-style approach to education. Multiple religious schools offer private education, including the currently unrated Yeshiva Ktana of Passaic Girls and Yeshiva Ktana of Passaic Boys which offer Torah-based education.
Serving grades 6-12, Passaic Preparatory Academy is part of the Passaic City School District.
Yeshiva Ktana of Passaic Boys offers Torah-based education in a supportive environment.
Bais Yaakov of Passaic High School for Girls has student-teacher ratio of 20 to 1.
This part of Passaic High School in Passaic, NJ was formerly the town hall.
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Crime data and Passaic River flood management
According to data reported by the Passaic Police Department to the FBI, crime slightly increased from 2022 to 2023. Violent crime rose 6%, while property crimes increased nearly 10%.
The Passaic River isn’t just the kind of polluted post-industrial river that sparks clean-up plans from environmentalists and wisecracks about glowing after a swim from locals – it also poses a flood risk from major rain events. While most of the city falls outside of FEMA’s mapped high-risk zones, those living closest to the river are likely to need flood insurance. The city has also received federal funding to bolster drainage systems and natural green space retention efforts.
Written By
Julia Szymanski
Photography Contributed By
Pushparaj Aitwal
Video By
Victoria Sharpe
Interested in learning more about homes in this area?
Reach out to
Halina Strzepek,
an experienced agent in this area.
On average, homes in Passaic, NJ sell after 52 days on the market compared to the national average of 53 days. The median sale price for homes in Passaic, NJ over the last 12 months is $435,000, up 11% from the median home sale price over the previous 12 months.
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