Paterson

The central commercial district of the Paterson area, Downtown Paterson, is not only the oldest part of the city but is the home of two architectural landmarks: City Hall and the Passaic County Court House. The city of Paterson is America's first planned industrial city and was founded in part by Alexander Hamilton, who saw the area as the foundation for the American industrial revolution. Paterson's name comes from William Paterson, who served as governor of New Jersey and signed the Constitution. Today, Downtown Paterson provides its residents with affordable multi-family dwellings, an array of Latin American food options, and its proximity to various parks, including Great Falls National Park. “People come to Paterson for the proximity to the highways as well,” John Susani, a broker/owner with Coldwell Banker Susani Realty, says. “There are also several employment options, including at St. Joseph’s University Medical Center.” Residents tend to live in multi-family dwellings throughout the neighborhood, with 90% of residents being renters. Some single-family homes feature aluminum siding facades with large front-facing windows and sell for between $160,000 and $575,000. Most Downtown Patterson residences often run tall and are very close together, if not connected. While Downtown Paterson is a very walkable community with a Walk Score of 85 out of 100, its Crime Score is higher than the national average, as the CAP Index gave the neighborhood an 8 out of 10 score. Residents in Downtown Paterson have access to the NJ Transit Commuter Rail from the Paterson stop on Ward Street. NJ Transit Bus stations on Grand Street are also available, allowing easy access to public transportation. Commuters looking to make the trip to Manhattan are in for a 21-mile drive. Newark Liberty International Airport is also a 21-mile drive from the neighborhood. St. Joseph’s University Medical Center is less than a mile from Downtown Paterson. Children in Downtown Paterson attend the Paterson Public School District. Of the district's 25,000 students, over half speak a primary language other than English, resulting in more than 40 languages spoken in district classrooms. Starting in kindergarten, students may attend Paterson Public School No. 2, which earned a C-minus grade from Niche. In ninth grade, students may move on to John F. Kennedy High School, which has not yet been graded by Niche. As for private school options, residents could send their children to Mary Help of Christians Academy, which earned an A grade from Niche. Downtown Paterson is a mecca for Latin American cuisine. Residents can take a walk on Main Street and grab a meal at the Main Corner Restaurant, which is open for breakfast, lunch and dinner every day of the week. Nearby on Market Street, there are several Peruvian restaurants, including Panchito’s Restaurant, popular for its “1 Pollo”, which is a rotisserie chicken served with French fries. Residents looking to shop can stop by the Center City Mall, which includes stores like Marshall’s and The Children’s Place. For grocery shopping, residents can head to Price Rite Marketplace of Paterson. Flanked by the Passaic River, Downtown Paterson neighbors Great Falls National Park. Great Falls is home to one of the country's largest waterfalls. Visitors can take a historic mill tour at the park and listen to stories about Alexander Hamilton. Others enjoy heading over to Eastside Park, just east of the neighborhood. “Eastside Park is one of the more beautiful parks in the area,” Susani says. Whether residents want to play baseball or tennis or check out the learning garden, Eastside Park has it all. Just south of the neighborhood is the Garrett Mountain Reservation, which visitors love for its trails, butterfly garden and equestrian center. “Paterson has a great Falls Festival every year,” Susani says. “People come from all over for the event.” The Great Falls Festival usually takes place over Labor Day weekend. Eventgoers can enjoy live music, food, while their children enjoy the games and rides.

Eastside presents a sprawling urban character that converges on the more centralized layout of Downtown Paterson. “The housing here is quite varied, it’s not like the neighborhood was a planned development,” says Fernando Leyva, a Realtor with Real Broker who’s been selling homes in New Jersey for 7 years. Yet there are various threads that bring this neighborhood’s identity together, such as transportation and convenience. “There’s easy access to shops, schools, highways and New York,” says Linda Iriarte, a Realtor with Unicasa Union Realty who has been selling homes in the area for 27 years. And despite its extensive grid of residential streets, this area does have a touch of nature, with park space meeting the Passaic River – the aqueous boundary of Eastside’s eastern face. “Houses are everything from ranch to colonial,” says Leyva. “Much of it is from the 30s to 50s. If you want something that stands out more, it’s in the Eastside Historic District.” Early 20th century homes have details like front porches with columns. Robert Lowery, a Realtor with Coldwell Banker Susani, agrees with this trend about house hunting further east in Eastside. “The homes have a little more style and are older, but in very good shape,” he says. Elsewhere, the detached midcentury homes that Leyva speaks of can run between $400,000 and $500,000. Detached multi-family homes appear above that, ranging from $500,000 to $700,000. These can have a boxy minimalist façade or tend towards the ornate with Victorian and colonial stylings. Homes can have yards, but this is an urban environment, so the lots are often pressed close to a sidewalk. For a semblance of the neighborhood’s restaurant row, where eateries can reliably be found block to block, 21st Avenue is the place. There’s a strong Latin American trend along the strip, with cuisines representing Colombian, Salvadoran and Peruvian cultures. In fact, starting at the cross street of Madison Avenue, there’s a stretch of several blocks down 21st known as Colombian Corridor. The presentation can lean towards the authentic and traditional, like at Noches De Colombia, which serves empanadas and a cheese bread called pandebono. The local nicknames continue five blocks north at Park Avenue, pridefully referred to as Dominican Republic Way. Traditional Dominican foods like mashed plantains can be found at Elsa La Reina Del Chicharron. “The dining scene is very diverse,” says Leyva. As might be expected, small specialty grocers and markets dot the landscape. But for a more traditional supermarket experience, residents can go to Food Universe Marketplace on East 30th Street. Children can begin their education at Paterson School 6, a kindergarten through 8th grade institution. The school has a 17-to-1 student-teacher ratio and earns a C-minus rating from Niche. Specialized high schools give the neighborhood some competitive appeal, like Rosa L. Parks School of Fine & Performing Arts, which is rated B-minus. Residents apply with an art portfolio, and then choose a track of study, such as drama, dance, commercial art or piano. Paterson STEAM High School on the other hand focuses on various technical pursuits selected sophomore year, such as medicine, engineering and computer science. The school is rated C-minus. Eastside may have the Passaic River, but what really brings this natural feature closer to home is having Eastside Park next to it. “It’s a nice place to take a walk,” says Leyva. The space is also big on helping residents get their hands dirty, whether that’s at the Learning Garden, the Urban Farm or the Children’s Garden. The park was designed in 1899, so its heritage is right in line with the historic district surrounding it. But in 2023 the entire space got a makeover to the tune of $2 million. New tennis courts, pedestrian pathways and a playground were installed. Uniquely, cricket is played at the park, and the former cricket grounds were renovated, too. Wrigley Park is a much smaller park near the northwestern corner, but it has the appeal of a nautical-themed playground, plus basketball courts surrounded by murals. Buses run along the major thoroughfares like Broadway, Park Avenue and Market Street. Walkability is a highlighted feature here, especially with dining and retail clustered together along these strips. Interstate 80 curves along the south side, creating useful amenity for commuters and natural neighborhood border. But commuters can also walk over to the Paterson station on Ward Street, just a few paces from where Market meets Straight Street – the neighborhood’s western face. The Main-Bergen County line goes to places like Hoboken and Suffern.

Hillcrest is a small residential enclave nestled in Paterson, just 2 miles from the Downtown commercial and business hub. Residents enjoy settling into the neighborhood because of its affordable properties, safety and proximity to one of the outdoor gems in North Jersey, Paterson Great Falls National Historical Park. “Hillcrest seems to be one of the highlights of Paterson,” John Susani, a broker/owner with Coldwell Banker Susani Realty, says. “It’s one of the safer areas and people take care of it. The area is blessed with a bunch of good outdoor spaces as well.” Hillcrest residents primarily live in homes built before 1970. These homes are mostly Cape Cods, bungalows and two-story homes with siding facades. These homes typically sell for between $200,000 and $550,000. Many properties include small driveways or one-car garages, but street parking is still common. Sidewalks are easy to notice in Hillcrest and line most streets, giving the neighborhood a Walk Score of 84 out of 100. Crime is relatively low in the neighborhood, as the CAP Index gave Hillcrest a Crime Score of 3 out of 10, slightly below the national average. Hillcrest may be primarily residential, but locals can still find places to eat and shop. Some residents enjoy heading to Cassanova's Bar & Lounge, which customers appreciate for its drink selection. For a more upscale outing, some residents enjoy the Italian cuisine at Amore Ristorante. “Amore is one of my favorites,” Susani says. “I love their Pork Chop Amore.” The Pork Chop Amore is a pork chop stuffed with ham and provolone cheese. For shopping, locals head to Center City Mall, home to stores like Marshalls and The Children’s Place. For groceries, residents head over to BD Supermarket. The City of Paterson puts on various community events throughout the year. Some of these events are put on to help empower the community, including career fairs, workout classes and parent-teacher organization fundraisers at local food establishments. Residents of Hillcrest may send their students to the Paterson Public School District. As a part of that district, students may start at Paterson Public School No. 2, which serves kindergarten through eighth grade and earned a C-minus grade from Niche. In ninth grade, students would move on to Rosa L. Parks School of Fine & Performing Arts High School, which earned a B-minus grade from Niche. The high school was also named the 13th-best high school for the arts in New Jersey by Niche. Residents can also send their children to Mary Help of Christians Academy, a private high school in the area that earned an A grade from Niche. Residents can drop a line into the Molly Ann Brook tributary at Westside Park. A neighborhood destination for inshore fishing, residents can also play cricket, ride the playground slide or shoot hoops. They can also use the pavilion, picnic area at Westside Park, and the plethora of athletic fields. Paterson Great Falls National Historical Park is the most prominent attraction in Paterson and its surrounding areas. “People come from all over to see the falls,” Susani says. “They are massive, it's breathtaking.” The park has walking tours and programs for adults and children to learn more about the park. Right across the Passaic River is Pennington Park, which locals head to for a walk on their trails. Children will also love the playground there. Hillcrest is a 2-mile drive from Downtown Paterson. Residents can use the NJ Transit Bus system to get around town from the Union Avenue at Preakness Avenue stop. Those looking to commute to Manhattan are looking at a 21-mile drive, but they can also use a combination of NJ Transit Bus and MTA New York City Transit to get there. Residents looking to vacation can use Newark Liberty International Airport, a 23-mile drive from the neighborhood. For medical attention, locals can head to St. Joseph’s Wayne Hospital, a 2-mile drive from Hillcrest.

Old Great Falls is wrapped by park space and the Passaic River, but also sliced by Interstate 80, giving it a multi-dimensional character that’s attracting new residents. “It has an outdoorsy feel, which can pull in people trying to get away from the city,” says Fernando Leyva, a Realtor with Real Broker who’s been selling homes in New Jersey for 7 years. “A lot of people from the Bronx, Brooklyn and Washington Heights are coming in.” Levya, like other local realtors, says that Paterson is on the upswing, which certainly shapes this neighborhood just blocks from downtown. “Paterson has gone through a renaissance period, where the downtown is growing, and revitalization is occurring around the historic district. It’s had problems in the past but is making a comeback,” says Nicholas Tselepis, a Realtor with Nicholas Real Estate who has 40 years of experience in Paterson. The falls once supplied powers to textile mills as Paterson became an industrial powerhouse, but today Old Great Falls is known for its green and cozy vibes. “Interstate 80 is what commuters in the neighborhood will use,” says Leyva. There’s an additional way this amenity benefits commuters, though. I-80 courses through the southern and eastern suburbs beyond Downtown Paterson, but it’s in Old Great Falls that this major pathway meets Route 19 – which empties out near the Paterson train station. Commuters can take New Jersey Transit to places like Hoboken or Suffern. Buses run along McBride Avenue on the neighborhood’s western face. The avenue forks at Grand Street, which is also served by buses. Given the small residential grid that makes up much of this neighborhood, it’s quite walkable. Bars, bakeries, markets and restaurants are scattered throughout Old Great Falls, making them akin to a neighborhood institution associated with surrounding blocks, rather than being one eatery stuffed into suburban cluster. “You’ll see little grocery stores or mom and pop shops,” Leyva says. La Llama Bakery & Deli on McBride near the 31st Street bridge offers Latin American sweet treats like tres leches cake and milhojas, which are stacks of puff pastry laced with cream. Il Barista Coffee House next door makes for a natural pairing. But further up McBride, near downtown, Mexico Bar & Grill presents a vibrant, colorful interior for enjoying classics like tacos and margaritas. Across the street is Avocado Eatery, an eclectic place serving sushi, burgers and Spanish cuisine. For a more concentrated retail experience, plus access to a traditional supermarket, residents can drive one mile west to Center City Mall, which has a Price Rite grocery store. The Paterson Great Falls Observation Deck is a way for residents to get a sense of the area’s history while also relaxing on the north side. Pennington Park further west is more suited for athletic activity, whether that’s baseball, football or soccer. There’s also a playground. The nearly 600-acre Garret Mountain Reservation on the west end is geared for hikes, including one path that goes around a pond. Uniquely, the reservation also contains an equestrian center and Lambert Castle, a hulking sandstone and granite building commissioned by a silk mill titan. Housing styles are in line with the neighborhood’s history. “This has been a place for working class families,” says Leyva. “There’s still a big rental community here, and lots of multi-family homes.” Two-bed townhouses will be priced between $345,000 and $415,000. Some of these can be multi-level properties with modern finishes and appliances. But single owner homes can begin at that mark, stretching from $415,000 up to $700,000. Often these are four-bedroom multi-story homes that appear in a variety of light or pastel colors, with a dressed-down boxy frame suggesting colonial influence. Some of these may have a front yard, while others may meet the sidewalk. Multi-family homes, some with as many as 8 bedrooms, can sell in the $900,000 to $950,000 range. Students can begin their education at Paterson School 7, which has a 14-to-1 student-teacher ratio and earns a C-minus rating from Niche. International High earns a B-minus rating and is known for various International Baccalaureate programs, including one that places students on a career track towards civil or electrical engineering. The neighborhood also contains the Paterson Arts & Science Charter School, a C-rated institution that covers kindergarten through high school.

Riverside, located in the city of Paterson, has bustling sidewalks lined with shops and restaurants, offering residents the conveniences and walkability that define urban living. The east end holds most of the suburb’s homes and shops, while Bunker Hill Industrial Park is in the west end. Tucked along the banks of the Passaic River in northern New Jersey, living in Riverside gives residents proximity to New York City without the big city price tag. “A lot of buyers come from New York since it’s so expensive to live there,” says Linda Iriarte, a Broker with UNIcasa Union Realty, who’s been selling homes in the area for 27 years. “This is a great area for people looking for more comfort and space.” Riverside mostly features 20th-century multi-family rowhouses with concrete steps leading to the front door. A few may have small driveways, but most residents rely on street parking in this part of the neighborhood. These multi-family homes with four to six bedrooms typically sell for $400,000 to $600,000. The eastern part of the neighborhood offers colonial-style single-family homes with moderately sized lots for $300,000 to $500,000. Homebuyers can also find condos at Montgomery Village Condos, an old silk mill that was renovated into one-bedroom units with historic charm for $150,000 to $200,000. “There’s a lot of older homes and a lot of renovated homes, it’s a good mix,” says Eve Caposela, a Realtor with Howard Hanna | Rand Realty, who’s been selling homes here since 2015. The CAP Index gives Riverside a crime score of 5. The national average is 4. With residential and commercial properties lining the streets, it's easy for locals in Riverside to run errands. Chains like Bravo Supermarket and CTown Supermarket provide the essentials, and The Home Depot is along McLean Boulevard for home improvement needs. Residents can also find nearby bodegas like Estevez Food Market for packaged goods and counter-service eats. For dining, Riverside is home to local favorites like Patsy’s Tavern & Restaurant, an old-school pizzeria known for its thin-crust pizzas and classic wooden booths. Along the Passaic River, Mamajuana Café serves authentic Latin American dishes. Down the street, Hacienda is a family-owned Mexican restaurant with Mariachi music every week. Students may start at Paterson Public School No. 10, which gets a C-minus from Niche, for kindergarten through eighth grade. Teens may then attend International High School, which also gets a B-plus and offers the International Baccalaureate Programme. Wrigley Park is a popular spot for kids with two large playgrounds and basketball courts. Locals are just 2 miles from Eastside Park, a historic park built in the late 1800s where visitors enjoy tennis courts, a cricket field and paved paths slithering throughout its 66 acres. The park is also home to The City Green Learning Garden, a community green space focused on producing local food. In October, the garden hosts the annual Harvest Festival, a seasonal market featuring fresh produce, live music and a pumpkin patch. Underneath Highway 80, skaters can shred at the Paterson Skatepark with a collection of ramps and rails. Riverside’s condensed streetscapes make central areas walkable, but residents may still want a car to access Paterson’s full amenities. Locals can utilize nearby bus lines to explore the rest of the city and commute to the Port Authority Bus Terminal in Manhattan. The Paterson train station is also just 2 miles from Riverside, making it easy for commuters to travel 20 miles to the Big Apple.

South Paterson sprawls from Downtown Paterson over to Cedar Lawn Cemetery on the banks of the Passaic River. There is so much dining and shopping to explore in this neighborhood that some realtors say it has a downtown of its own, especially along Main Street. “The downtown is pretty compact, so there’s lots of restaurants,” says Gabriel Garces, owner of Americasa Realty and a neighborhood resident. But what distinguishes this neighborhood is not just the quantity of retail spots, but the quality. “There’s a very strong Middle Eastern presence that shows up in the food scene,” says Fernando Leyva, a Realtor with Real Broker who’s been selling homes in New Jersey for 7 years. “It’s a great atmosphere.” Other elongated corridors run in parallel to Main, like Getty Avenue and Railway Avenue, channeling urban activity around the shorter residential streets. “There are still lots of multi-family homes, like in Great Falls next door, but this area is gentrifying,” says Leyva. “Some of those multi-families have a more modern look. Then you have large colonials for single owner homes.” Even though South Paterson is decidedly urban, some properties will have modest squares of grass out front. Sidewalks, on the other hand, are more common. Single owner homes will run from $500,000 to $630,000. As pointed out by Leyva, these will often have the boxy profile associated with colonials, sometimes with an overhanging front porch bolstered by columns. Those modern multi-family homes can run from $730,000 to $850,000 and feature anywhere from 5 bedrooms to 10 bedrooms. Food is certainly in focus here, with Main Street packed with markets and eateries, many of them Turkish, Middle Eastern and Mediterranean. Al Basha is often mentioned as a Middle Eastern favorite, serving kabobs in a sleekly designed setting. But then there’s Abu Rass, a more casual setting where Mediterranean standbys like hummus can be found. There’s more to explore, like Lebanese cuisine along Crooks Avenue, which cuts east-west across Main, Getty and Railway. If residents are looking for a standard supermarket beyond the specialty stores, they can go to Brother’s Produce on Railway. Riley School Number 9 sits on Getty and has a 12-to-1 student-teacher ratio. The school earns a C-minus rating from Niche. There are several International Baccalaureate options at International High, including a track for students interested in pursuing civil or electrical engineering. The school gets a B-minus. Across the street is the Paterson Arts & Science Charter School, where students can stay kindergarten through high school graduation. The school earns a C. Even though Route 19 provides a barrier, there are almost 600 acres of green space near the neighborhood’s west end. Garrett Mountain Reservation is a place for residents to hike, especially around the scenic Barbour Pond. If horses are of interest, there’s an equestrian center on grounds. Plus, history buffs can have fun at Lambert Castle, which exudes gravitas: this heavy-looking building is made of sandstone and granite from a local quarry, and was made during Paterson’s silk mill boom at the end of the 19th century. The northern section of the reserve contains more standard park amenities, like athletic facilities and a playground. “If you need a bus, you can almost always get one on Main Street,” says Leyva. Other realtors say that South Paterson is appealing to those who work in New York City. “You can literally drive into the city with no traffic in 20 minutes,” says Garces. “If you’re going during rush hour, it might take an hour, but there’s also a bunch of bus stops that you can take in about 40 minutes.” Interstate 80 caps the north side, while the Garden State Parkway curves along the south side. Both cross the Passaic. The Paterson station downtown will take riders to Hoboken and Suffern.