Data note: All figures in this report reflect January 2026 data sourced from the Redfin Data Center. The market snapshot was published February 26, 2026.
When investors ask me about Passaic County right now, I tell them it's a buyer's market, and that works in a prepared investor's favor.
Prices are down 6.2% from January 2025. Homes are sitting 81 days on market, against the competitive sub-30-day pace of 2024. Inventory is up 12.5%. Those numbers sound like a market in trouble. For an investor who reads the data, they mean room to negotiate.
Methodology note (Oct 2026): Market labels and scores in this post come from the site's earlier single "Market Health Score." Since October 2026, dashboards show two measures instead: Market Type (months of supply) and Market Temperature (vs. each county's own history). Labels here may not match today's dashboards. The figures in this post reflect the data available when this was published. See the current Passaic County dashboard for current numbers, or how the new measures work.
The January 2026 snapshot
Redfin's figures for Passaic County:
- Median sale price: $562,500 (down 6.2% from January 2025)
- Days on market: 81 days (up significantly from last year's pace)
- Active listings: 613 (inventory up 12.5% year over year)
- Sale-to-list ratio: 101.9% (still above list on average)
- Market Health Score: 33 out of 100 (Buyer's Market)
- Price per sq ft: $344
The sale-to-list ratio stands out. Even in a cooling market, Passaic County homes are still selling above asking price on average, so the well-priced properties are moving. It's the overpriced listings that sit.
What the price trend shows
Over the past 12 months, prices peaked at $627,500 in November 2025 before pulling back to $562,500 in January 2026. That's a correction from a high. The market ran hot through most of 2025 and is now digesting that run.
For an investor, a correction is when you want to be buying. The things that drove prices up (limited supply, strong rental demand, proximity to NYC) are all still there. What's changed is the negotiating environment.
Where prices vary within the county
Price per square foot by city:
| City | Price/Sq Ft |
|---|---|
| Clifton | $408 |
| Totowa | $374 |
| Haledon | $337 |
| Pompton Lakes | $330 |
| Paterson | $305 |
| Passaic City | $273 |
| Ringwood | $272 |
Clifton leads at $408/sqft. It's the most liquid market in the county, with strong rental demand driven by Route 3 access, NJ Transit options, and proximity to both Newark and the Meadowlands. Totowa and Haledon sit in the middle. Paterson and Passaic City have lower entry prices, and property quality varies more there.
Why a buyer's market helps investors
In a seller's market you pay full price or above, skip inspections to compete, and accept tight cap rates because you have no leverage. In a buyer's market you can negotiate and take the time for proper due diligence. You can often find properties that need modest updates and are priced to reflect the carrying cost of sitting at 81 days.
An 81-day DOM means sellers are more motivated than they were. That gives you room you didn't have 12 months ago.
A sample Clifton two-family
Here's a conservative scenario for a Clifton two-family bought at a slight discount from list: a $495,000 purchase price (negotiated from $515K list), 25% down ($123,750), and a $371,250 loan at ~7% (30-year).
| Item | Monthly |
|---|---|
| Mortgage (P&I) | ~$2,470 |
| Property taxes (Passaic County avg) | ~$780 |
| Insurance + maintenance reserve | ~$400 |
| Total monthly expenses | ~$3,650 |
| Unit 1 rent (2BR) | $2,100 |
| Unit 2 rent (2BR) | $1,950 |
| Gross monthly rent | $4,050 |
| Monthly cash flow (before vacancy) | ~$400 |
Note: Rents are estimated per Passaic County rental market data, Jan 2026. Actual rents vary by condition, location, and tenant.
The discount you negotiated off the $515K list price helps that cash flow, and the scenario assumes no price appreciation.
You can model your own numbers (purchase price, down payment, rent, and rate) with the investment calculator on this site.
The risks
Passaic County's Market Health Score is 33 (buyer's market territory, with weak price momentum). If you might need to sell in 12-18 months, I wouldn't buy here for a quick flip. Passaic is a hold market: buy at the right price, collect rent, and give the fundamentals time to work.
Paterson in particular calls for careful property-level due diligence. Rental demand, tenant turnover, and property condition vary widely across the city, and a well-maintained two-family in North Paterson is a different investment from a distressed property with major deferred maintenance. Where the property sits within the city matters as much as the county-level data.
Who this market suits
In early 2026, Passaic County makes the most sense for investors who:
- Have time to search. An 81-day DOM means more inventory to evaluate, but finding the right deal still takes patience.
- Can close without contingency scrambles. Even in a buyer's market, the best properties at fair prices move in 30-45 days.
- Are buying to hold 3-5+ years, long enough to ride through the current correction and benefit from NJ's long-term supply constraints.
- Want multi-family exposure. Clifton and Paterson have two- and three-family housing stock that's harder to find in Bergen or Union County.
Running the numbers on a deal
The Passaic County real estate dashboard has 12 months of price trends, days on market, inventory, sale-to-list ratio, and market health data, and the investment calculator models cap rate, cash-on-cash return, and monthly cash flow for any Passaic County property. If you're looking at a specific property here, I'm glad to talk through the numbers with you before you make an offer.
Related reading
- Bergen County Real Estate Market: 2026 Data: how Passaic compares with its higher-priced neighbor
- Essex County Real Estate in 2026: 8.1% YoY growth in the adjacent county
- First-Time Home Buyer's Guide to New Jersey (2026): the steps to take before your first investment purchase
Note: Market data sourced from Redfin Data Center, January 2026. Investment projections are estimates for illustrative purposes only and do not constitute financial, investment, tax, or legal advice. Actual returns will vary. Consult a qualified financial advisor before making any investment decision.
