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.
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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.
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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.
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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.
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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.
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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
Michael Arabia,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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