2026 Market · Taxes · Zoning · Highlands · CAO · Rentals
Oakland Real Estate & Housing
Oakland is a strongly single-family housing market with wooded neighborhoods, river and lake areas, mountain-edge properties and convenient I-287/Route 208 access.
Property-specific due diligence should include zoning, flood/drainage conditions, Highlands constraints, open permits, wells/septic where applicable and Oakland's current resale/CAO process.
Market guide, not live inventory: active listings and asking prices change continuously and are not embedded as permanent town-guide content.
2026 housing market
Realtor.com's August snapshot also reported a $789,000 median listing price and $818,000 median sold price. These are different measures and should not be treated as interchangeable.
Housing character
Housing ranges from older cottages and mid-century homes to larger colonials and newer rebuilds.
Some properties sit near the Ramapo River, local lakes, steep slopes or wooded Highlands terrain.
Realtor.com showed only four rentals in August 2026, so borough-wide rent medians can be volatile.
Taxes & assessment
Obtain the current tax bill and assessment record for the exact property. Tax Assessor and Tax Collector services are available through Oakland Borough Hall at 201-337-8111.
Wells and septic: some Oakland properties use private systems. Confirm current Board of Health, testing and inspection requirements for the particular property.
Zoning, Highlands & permits
Verify the exact zoning district before planning additions, accessory structures or alternate uses.
Some projects may require Highlands exemption or related approvals.
Additions, HVAC, pools, roofs, sheds, solar and regulated electrical/plumbing work may require municipal permits.
Buyer due diligence
- Verify zoning and legal use.
- Check open permits and violations.
- Review current tax bill.
- Inspect structure and systems.
- Check flood/drainage history.
- Review survey and easements.
- Test private well where applicable.
- Inspect septic where applicable.
- Confirm Highlands constraints.
- Verify school assignment.
Residential resale / CAO
Oakland currently requires a Certificate of Approval for Occupancy and Fire Certificate for single- and two-family resales. The Borough instructs sellers to submit paperwork approximately 30 days before closing.
CAO $115 + Fire Certificate $85; expedite/reinspection fees may apply.
Open permits must be resolved; Board of Health review may also be required.
Smoke/CO alarms, extinguisher and other safety conditions are reviewed.
Rentals & investment property
Residential tenant changes require current municipal review, and older rental properties may trigger lead-based-paint requirements. Confirm legal occupancy, zoning and registration/inspection rules before leasing.
Schools & commuting
Dogwood Hill, Heights, Manito and Valley Middle School serve K–8.
97 Yawpo Avenue.
I-287, Route 208 and Route 202 provide strong road access; commuter bus service supports NYC-oriented travel.
Promote Oakland real-estate services
Real Estate AdvertisingMarket and municipal information reviewed September 2026.