A commuter city with an evolving waterfront and enduring retail scene
West New York is a commuter’s wish come true thanks to Manhattan’s proximity, but the city has a way of encouraging people to put down roots. It started out as a textile hub in the early 20th century, eventually becoming a haven for immigrants. In recent years, the waterfront has been the site of development, including high rises that shine on the Hudson River. “It’s very densely populated, and has lots of great restaurants and shops,” says Sonia DaSilva, a Realtor with Sotheby’s International Realty. According to U.S. Census data, West New York is in the top three most densely populated cities in America. Over 50,000 people live here, and the median age is 37. The retail and service sectors are major engines of the local economy, especially with the “Miracle Mile” containing 300 businesses along Bergenline Avenue – the longest commercial street in New Jersey.
A buzz is being created around West New York, as both homebuyers and developers realize they can avoid the higher prices of trendy places nearby like Hoboken, yet still have an easy commute. “Everything is changing so quickly,” says Brian Kim, a Realtor with Proper Estates. “Prices have gone up because people have caught on to the transportation advantages here.” Still, people come back to the fact that West New York can offer a cozy, tight-knit feel in conjunction with the faster, denser urban pace. "West New York is the best of what I call an urban-suburban lifestyle," says Rosita Wheeler, a Realtor with Christie's International who’s lived in the neighborhood for over 20 years. "Urban, because of its walkability to many great neighborhood restaurants and shops and ease of public transportation. Suburban because of the waterfront green spaces, dog parks and walking trails."
West New York is a commuter's dream with its close proximity to Manhattan.
The waterfront in West New York has seen a surge in development due to it's proximity to NYC.
Bergenline Avenue in West New York is known as the "Miracle Mile" with it's variety of shops.
The Berganline Ave Jitney in Union City runs every 1 to 2 minutes, so there is never a wait.
1/4
Townhouses, high rise condos and brick single-owner homes
Housing in West New York can seem eclectic, but there is consistency to it when understanding the lay of the land. The city is sloped, dipping down toward the waterfront. As a result, many of the homes perched along Bergenline Avenue face the Manhattan skyline, basking in the views. “Those are larger homes, often in a charming Old World style like Victorian, that command a higher price point for the historic aspect and the views,” says DaSilva. Size can often be a consideration for homebuyers, others explain. "The square footage of properties tends to be larger in West New York than its neighboring cities like New York City or even Hoboken," Wheeler says.
The landscape is a bit different for multi-family properties. “Then you have low-rise townhouses and, by the waterfront, high-rise condos,” says DaSilva. “Those are newer, within the past 20 years. I remember seeing them blast the area for development. There wasn’t anything down on the waterfront.” Locals frequently refer to this as the Jacob’s Ferry neighborhood. “That small sliver down near the Hudson, it feels like its own market, even though it’s part of West New York,” says Kim. DaSilva points out the price differences based on location, even within the same genre of housing: “You can get a cute condo on top of the hill for $200,000 to $500,000 but the waterfront takes you to $800,000 to $900,000. Overall, West New York is a healthy mix of single-owner and multi-family properties or condos.” The median price for a home is $524,000 while the national median is $416,700. Realtors say that single-owner homes can sell from $800,000 to $1.3 million.
Housing in West New York can seem eclectic, but there is consistency to it.
West New York is sloped down toward the water where high-end homes are found.
Charming single-family houses in West New York can be found surrounding Washington Park.
West New York includes a sliver of land between the hill and the water of the Hudson River.
1/4
Public and private school options, plus a community college
The public school system in West New York earns a C from Niche but receives a B-minus in the teachers and college prep categories. Roughly 8,000 students are in attendance across nine schools. There are options for private religious institutions, like Academy of St. Joseph of the Palisades, which is a Catholic school covering pre-kindergarten through eighth grade. Those interested in pursuing a career in medicine can go to the American Training School for Medical Professionals, founded in 1998 as a bilingual institution.
On the city's far west end is the North Hudson Campus of Hudson County Community College. Opened in 2011, the seven-story building stands out not only for its modern chrome façade, but also because it sits next to the Bergenline Avenue light rail station.
West New York School #1 is a community of learners, building a brighter future together.
West New York Middle School provides support for students with diverse needs.
Academy of St. Joseph of the Palisades provides Catholic education for life-long learning.
In 2008, Hudson County Community College expanded to Union City with a 7 story building.
1/4
Travel by light rail, tunnel or ferry
There are several ways to reach Manhattan, but one of them is the most popular. “The bus is probably the best way into city, because of how close you are to the Lincoln Tunnel,” says DaSilva. Alternative transportation is also in vogue around the city. “You’ll see a lot of people walking and biking up on the cliff,” says Mark Foisey, a Realtor with The Chen Agency, referring to the north side. “It’s an urban environment, so that’s encouraged. You’ll see more people driving down near the waterfront.”
However, the presence of light rail can’t be underestimated. “The Port Imperial light rail station is one of the most important transportation amenities here,” says DaSilva. “It connects with the PATH train system to take you to New York.” Other commuters choose to take ferry service.
Waterfront strolls and urban parks
“There’s a community aspect to the parks, people use them to chat with neighbors, play sports, bring their kids out,” says Foisey. “I would compare West New York to a neighborhood in Brooklyn or Queens. It’s a very urban lifestyle.” Spots like Miller Park exude local spirit – it’s bordered on all sides by homes, decked out with a splash pad, ballfield and community garden. Donnelly Memorial Park is a somewhat similar arrangement, except it offers an additional reason to gather: a weekly farmers market during June to October. The town’s swimming facility is the West New York Swim Club, open seven days a week. But when it comes to a simple stroll, people go toward the Hudson. “There’s a pedestrian walkway along the waterfront with a beautiful view of the city,” says DaSilva.
Miller Park in West New York features soccer, basketball and a full baseball stadium.
Savor seasonal flavors at the West New York Farmers’ Market in Donnelly Park.
The Waterfront Walkway in West New York is known for the incredible views of Manhattan.
Parks along the hilltop in West New York have spectacular views of the New York City.
1/4
Miracle Mile is a key part of the city's identity
The waterfront is good for more than just a pleasant walk – it’s a convenient retail hub for many. “There’s a shopping center with an Acme grocery store, a yoga studio, a wine shop, a Paris Baguette café,” says DaSilva. “Other large chain stores, too, like Ben and Jerry’s.” The dining scene isn’t just chains, though. There’s local flavor to explore, especially Caribbean and South American cuisines. Son Cubano is a waterfront Cuban restaurant with a popular bar and salsa dancing on Friday nights. Fairview BBQ brings a Brazilian twist, while Social 59 offers empanadas in a lounge atmosphere. Dulce de Leche, an Argentinian bakery, has been open since 2007.
No shopping trip in West New York would be complete without a pass through the Miracle Mile, as locals call it. “All along Bergenline Avenue are numerous restaurants, cafes, shops, offices,” says DaSilva. “Palisade Avenue and Hudson Avenue are also commercial corridors. West New York is interesting because, besides that, the rest of the streets are primarily residential.”
Down by the waterfront in West New York, an Acme supermarket is conveniently located.
West New York has a South American influence that is present in many Argentinian Bakeries.
Berganline Ave is West New York's largest retail and restaurant center.
Berganline Ave in West New York has every type of entity needed for daily errands and dining.
1/4
Humid summers, cold winters
The city experiences humid summers and cold winters with moderate snowfall. January is the snowiest month with 6.4 inches on average.
In 2023, there were 421 violent crimes, a 14% increase from the year before. Reported property crimes totaled 671, an 11% increase from 2022.
Written By
Paul Spencer
Photography Contributed By
Suzi Schirm
Video By
Edward Pokoj
Interested in learning more about homes in this area?
Reach out to
Franklyn Crowe,
an experienced agent in this area.
On average, homes in West New York, NJ sell after 56 days on the market compared to the national average of 53 days. The median sale price for homes in West New York, NJ over the last 12 months is $466,000, down 9% from the median home sale price over the previous 12 months.
Double high ceiling 2BR/2BA with one garage parking space. 2 floor loft style. Primary with walk-in closet. Building offers amenities like gym, basketball court, tennis court, swimming pool etc. 2 blocks to ferry/bus; minutes to shops/dining. Some photos virtually staged.
Live above it all in this stunning 3-bedroom, 2-bath corner residence with ~1,850 sq. ft. of living space and an additional 300 sq. ft. private terrace. Enjoy breathtaking, unobstructed NYC and Hudson River views from three exposures—East, South, and West. The expansive layout features a light-filled living area, beautiful hardwood floors, an open kitchen, and oversized bedrooms with abundant
Rosita Wheeler
Christie's International Real Estate Group-Edgewater
Rarely available corner residence is located within Port Imperial, one of the most sought-after communities along the Hudson Waterfront! This true three bedroom, two full bathroom home offers a spacious open-concept layout spanning over 1,800 square feet of living space which is filled with natural light from southern exposure and unique floor-to-ceiling windows! Notable features include gleaming
Christina GibbonsChristie's International Real Estate Group-Ridgewood
Welcome to 6401 Park Avenue Condominiums a€” a beautifully modernized 1-bedroom, 1-bath home offering open-concept living. This luxurious residence features sophisticated contemporary finishes, soaring ceilings, recessed LED lighting, dark hardwood floors, and oversized windows that fill the space with natural light. The spacious bedroom includes a large closet and a custom steel-and-glass door
Experience luxury in this rare, highly sought-after 2BR + loft penthouse with bright southwest exposure and soaring 20' ceilings. This sun-drenched home features gleaming hardwood floors, a chef’s kitchen with JennAir stainless steel appliances, and abundant cabinetry. The spacious primary suite includes a walk-in closet and pristine full bath, while the open loft provides flexible space for a
Spacious residence with NYC & River Views – Bring Your Vision! Discover the potential in this large 1,300 sq ft 2 BR - 2 BTH co-op located in a boutique building. The residence offers a generous layout, plenty of closets and a private balcony showcasing stunning views of Manhattan and the Hudson River. While in need of renovation, this home presents an exceptional opportunity to create your
Rosita Wheeler
Christie's International Real Estate Group-Edgewater
Experience modern luxury in this fully gutted and beautifully renovated west-facing studio at the sought-after Riviera Towers in West New York. Perfectly positioned along the desirable Boulevard East, this home offers a private terrace, elegant designer finishes, and easy access to NYC transportation. Inside, the open-concept layout shines with a brand-new kitchen featuring soft-close cabinetry,
Spacious and pet-friendly 3-bedroom available now in West New York, just two blocks from Boulevard East with quick and easy access to NYC via Lincoln Tunnel, QW Bridge, NJ Transit buses, NY waterway Ferry, and Light Rail. This first-floor unit offers over 1,000 Sqft of living space with hardwood floors throughout and a updated kitchen. Located near schools, parks, restaurants, and shops. It's
HI-FLOOR 2 BED 2 BATH PLUS SOLARIUM ,APPROX 1350 SQ FT W SOUTHWEST VIEW OF RIVER & EMPIRE STATE BLDG!LGE ENTRY W DEEP WALKIN CLOSET ACROSS FRM BI-FOLD CLOSET,STALL SHOWER BATH,KITCHEN W PASS THRU,LGE LR/DINING RM, 1ST BEDRM OVERSIZED W SOLARIUM,PRMARARY BEDRM HAS WRAP AROUND CLOSETS,2ND BATHROOM HAS FULL TUB/SHOWER.NEW FLOORS AND SMOOTH CEILING ENTIRE UNIT! FRESHLY PAINTED & MOVEIN READY! ALL
Walk Score® measures the walkability of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
