A former industrial powerhouse finds a new identity
Paterson put New Jersey on the map as a leader of the industrial age. Iconic waterfalls pouring into the Passaic River powered the manufacturing of cotton, silk and paper. The landscape gave rise to romantic depictions, like the 1946 epic poem that William Carlos Williams named after the city – portraying workaday life as the essence of Paterson. In 2016, director Jim Jarmusch took up the challenge with a film of the same name, following a city bus driver across the five-day workweek. Paterson continues to preserve a commonplace charm. It’s not trying to be glitzy like New York City, 22 miles east – and many people seem to prefer that.
“It’s one of the biggest cities in New Jersey, and it fell off at one time, but it’s getting better, including the crime,” says Fernando Leyva, a Realtor with Real Broker who’s been selling homes in the state for 7 years. “A lot of people from New York are coming in to get that small-town vibe.” But with a fresh start comes debate about where to take the city next. Over 150,000 people live in Paterson. The median age is 33. That’s a comparatively young age for a city whose identity has been so focused on work, and core industries are changing with the times. Top employers in Passaic County are no longer factory mills. Instead, the list reads like a launch into the post-industrial age, with aerospace company BAE Systems leading the pack. Health care facilities, like St. Joseph’s University Medical Center, are also big.
By extension, expectations are shifting around amenities like housing, transportation and entertainment. Homebuyers like the city’s history but they want modern lifestyles, too. And yet, that has to be balanced with maintaining the city’s appealing cost of living.
“The main thing attracting people to Paterson is the affordability,” says Nicholas Tselepis, owner of Nicholas Real Estate with 40 years of experience in the city.
In July 2024, city council approved an $8.6 million plan to upgrade the paved surfaces and sidewalks of River Street. The revitalization of Hincliffe Stadium, historically important as a site of Black baseball, is already underway. And the city’s master plan, adopted in 2014, has made it easier to convert single-owner homes into multi-family properties.
There is quick access to highways in and out of New York City from South Paterson.
Main street in Downtown Paterson is home to historic architecture and several stores.
Explore the Paterson Museum where artifacts are curated to preserve our rich industrial history.
Paterson Great Falls Park offers plenty of space to sit, relax and marvel at the 77ft falls.
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An even mix of historic, midcentury and contemporary homes
Realtors will point to the northeast side of Paterson as evidence of the change happening here. “Hillcrest is considered one of the high-end neighborhoods, especially from a safety perspective,” says Sol Castanos, a Realtor with Realty One Group Legend. “You can walk your dog there at one in the morning, and it’s not an issue.” Part of the improved image comes from direct homeowner investment in the neighborhood’s infrastructure. “Homeowners have a responsibility to maintain their own sidewalks out front,” says Castanos. “You’re more connected to your community.”
Hopping over the Passaic River, closer to downtown, there are townhouse and condo complexes like Garret Heights, where units range from $300,000 to $400,000. If homebuyers want a place where neighbors are likely to hang out and chat, they can check out Old Great Falls. “It’s a place where you can be a homebody,” says Leyva. And for those who want to get in touch with Paterson’s history, the Eastside Historic District has large ornate styles converging around Eastside Park and the Passaic. Prices can be higher here compared to other neighborhoods, with homes selling around $600,000 to $700,000. Overall, though, the trend in Paterson is toward multi-family homes. “Unless you’re in the upper east side with older stately homes, or in the Hillcrest area where you see newer houses, and by newer I mean 1950s, then you’re going to see multi-family homes in Paterson,” says Tselepis. “Those have been built in the last five to 10 years.”
Paterson has long been considered an urban area thanks to its industrial past, so even the single-owner homes here tend to be multi-story and close together. The median price of a home is $390,000 compared to the state’s median of $515,000.
The Victorian colonial-inspired homes in South Paterson have been well-maintained for decades.
Two-story homes built prior to 1970 are the norm throughout Hillcrest.
Large colonials are popular in sections of Eastside.
Colorful townhomes sit atop the hills of Old Great Falls, near Garret Mountain Reservation.
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Charter institutions distinguish the public school system
Paterson Public School District earns an overall C-minus from Niche. It has 44 schools, with nearly 25,000 students. There are charter options that students can pursue, like Rosa L. Parks School of Fine & Performing Arts, which is rated B-minus. The process begins by applying with an art portfolio. Admitted students can then choose a specialty like dance, drama, commercial art or piano. For those inclined to study science, medicine or engineering, Paterson STEAM High School is the place to go.
In 1951, William Paterson University moved from the city to the bordering exurb of Wayne, which was largely farmland at that time. Initially the university was focused on educating teachers, but today students can get degrees in subjects as varied as health, business and art.
Rosa L. Parks is ranked #13 in the state's best high schools for the arts.
Kids have a safe space to play during recess at the Community Charter School of Paterson.
Paterson STEM High School educates a total of 295 students a year.
A leading public University, William Paterson offers a wide range of degree programs.
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Commuters have the Garden State Parkway and a downtown train
“What a lot of people like about Paterson is the proximity to New York,” says Castanos. “You can get there in about 45 minutes by driving the Garden State Parkway. Or just park downtown and take the train.” Other major thoroughfares for drivers include Interstate 80, which cuts east-west across the city, and Route 19, which cuts north-south. Buses are a prevalent way to get around, and many neighborhoods are lined with stops. For example, Main Street in South Paterson is a reliable strip to catch a ride on. In the Eastside neighborhood, parallel drags like Broadway, Park Avenue and Market Street are trafficked by buses.
Part of Paterson’s urban fabric is the preponderance of sidewalks in neighborhoods, making walkability another standout feature of the city.
Fans of the outdoors can observe historic falls or visit a sandstone castle
One of the most popular outdoor destinations is Garret Mountain Reservation. “You’ll see families going there for the picnics on the weekend,” says Castanos. Hiking trails march through the nearly 600-acre space, including one that circles a pond. But many visitors also show up for a chance to look at Lambert Castle, whose rugged face is made of sandstone and granite.
Less than 2 miles north is the Paterson Great Falls Observation Deck. Visitors can observe the falls that propelled Paterson into industrial greatness, and then walk over to Paterson Museum to learn more about local history. Pennington Park is on the river, too, but instead of quiet observation it’s geared toward athletic activity like baseball, football or soccer. Eastside Park, on the other hand, is an example of Paterson’s determination to move forward. Designed in 1899, the park was renovated in 2023 with a $2 million project. New features include tennis courts, walking paths and a playground.
The view at Garret Mountain Reservation in Old Great Falls draws all walks of life.
The playground and fitness area at Garrett Mountain are a must-visit within this reservation.
Residents of South Paterson can enjoy the view from the scenic outlook at Garrett Mount
It's rare to find the basketball courts empty at Pennington Park in Paterson.
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Middle Eastern and Latin American cuisine is in abundance
“No other city in New Jersey will have as many diverse restaurants as Paterson,” says Castanos. “It’s truly international. You can eat Peruvian, Bangladeshi, Indian, Japanese food. The list goes on.” Even with so much culinary diversity, Paterson’s dining scene finds cohesion. In the South Paterson area, there are Mediterranean, Middle Eastern, Turkish and Lebanese restaurants. Several blocks along 21st Avenue on the east end form the Colombian Corridor, thanks the number of eateries touting Columbian cuisine. By going a few blocks north to Park Avenue, there’s a stretch called Dominican Republic Way for its focus on Dominican staples like mashed plantains.
City Center Mall opened in 2008 as part of the downtown business district. It contains big-box stores, a supermarket, a cinema and restaurants. Paterson is also just a 7-mile drive from Wayne, an exurb of Paterson. Patrons will find upscale Italian restaurants like Novelli and Viaggio, plus two regional shopping centers placed across from each other – Wayne Towne Center Mall and Willowbrook Mall.
Al-Basha Restaurant offers fresh Middle Eastern food in the heart of South Paterson.
El Mercadito Fruit and Meat Market in Eastside prides itself on fresh cuts and customer service.
Noches de Colombia has been offering home made Colombian delicacies to its customers for years.
The Nut House in South Paterson has an amazing collection of nuts, coffee and dried fruit.
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Some flood risk along the Passaic River
Some parts of the Passaic are known for being a flood risk, like certain stretches on the west end. In 2024, city officials applied for a federal grant that could fund a flood wall and protect Pennington Park. Paterson has warm, humid summers and can have snowy winters, with January totaling about 8.2 inches of snow on average.
Police are still trying to keep violent crime low, after an 11% jump in aggravated assaults in 2024. But robberies have declined 8%.
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