Carlstadt combines an established residential borough with a major Meadowlands commercial and industrial district. Buyers can find traditional one- and two-family housing, rentals and mixed-use properties, while business property ranges from warehouse and flex space to distribution and industrial facilities.
Because those uses sit close together, Carlstadt property research should go beyond price and square footage. Zoning, flood exposure, permits, rental requirements, schools, transportation and the legal municipality of the parcel all deserve a careful review.
Market services measure different things, so NJTGO keeps each statistic tied to its source and reporting period rather than presenting them as interchangeable figures.
$671,550Typical Home ValueZillow Home Value Index · July 31, 2026
+3.0%1-Year Value ChangeZillow · through July 31, 2026
$737,599Median Sale PriceRedfin · 3 months ending June 2026
93 daysMedian Days on MarketRedfin · 3 months ending June 2026
11For-Sale InventoryZillow · July 31, 2026
$2,700Average RentZillow Observed Rent Index · July 31, 2026
Small-market caution: Carlstadt has a relatively limited number of residential transactions in any one month. A few larger, renovated, multifamily or mixed-use sales can move the median noticeably, so recent comparable sales on the same property type and immediate area matter more than a borough-wide headline number.
Housing Character
One-Family HomesDetached homes form much of Carlstadt's traditional residential core, with older housing stock, renovated properties and varied lot sizes.
Two-Family HousingTwo-family properties are part of Carlstadt's housing history, but current zoning treatment matters. Do not assume a building's appearance or prior use establishes a presently permitted two-family use.
RentalsApartments appear in smaller multifamily buildings, mixed-use properties and owner-occupied buildings with rental units. Borough registration and inspection requirements may apply.
Mixed-Use PropertyAlong established commercial streets, some parcels combine ground-floor business or office space with residential use above.
Compact Borough LotsMany residential properties have the tighter setbacks, driveways and yard configurations typical of older South Bergen boroughs, making surveys and zoning review useful before additions or major exterior work.
Neighborhood ConvenienceThe residential core is close to Carlstadt Public School, parks, local businesses, NJ Transit bus service and surrounding South Bergen downtowns.
Property guide, not live inventory: NJTGO does not use sample asking prices or active MLS listings as permanent page content. Availability, price, taxes, assessments, zoning, flood designations and property condition can change quickly.
Meadowlands Commercial & Industrial Real Estate
Carlstadt's real-estate story is unusually dependent on the Meadowlands. A large portion of the borough supports warehouse, distribution, transportation, industrial, flex, wholesale and related business uses, creating a property market very different from the residential streets west of the industrial district.
Warehouse & DistributionLarge and small warehouse properties benefit from access to Route 17, Route 120, the New Jersey Turnpike, Port Newark/Elizabeth, Newark Liberty International Airport and the New York City market.
Flex & Small-Bay SpaceCarlstadt and neighboring Meadowlands municipalities support smaller industrial and flex users needing loading, storage, light industrial or service space.
Research & Distribution UsesCurrent zoning includes commercial and industrial classifications that can differ substantially from residential requirements.
Waterfront & Meadowlands ControlsSome Carlstadt parcels lie within the Hackensack Meadowlands District, where NJSEA land-use, floodplain and environmental requirements can be relevant in addition to municipal review.
For business property: verify permitted use, truck/loading needs, parking, ceiling height, power, fire-code requirements, environmental history, drainage, flood exposure and whether NJSEA jurisdiction applies before signing a lease or purchase agreement.
Property Taxes, Assessments & Records
The Borough Tax Collector prepares nearly 5,000 property-tax bills and added-assessment bills. Regular quarterly payments are due February 1, May 1, August 1 and November 1.
Assessment vs. Market ValueA tax assessment is an administrative value used in the property-tax system and should not be treated as the property's current market price.
Added AssessmentsConstruction, additions or improvements can generate an added assessment that changes a property's tax obligation after work is completed.
Block & LotUse the official block and lot when researching tax, deed, zoning and permit records. It is more reliable than relying only on a street address.
Bergen County RecordsRecorded deeds, mortgages and other land records should be checked when title, ownership history or filed instruments are important to a transaction.
Carlstadt's Building Department processes construction-permit applications, performs inspections and issues required certificates following satisfactory completion. The borough also maintains Planning and Zoning Boards for land-use matters.
2026 Zoning UpdateCarlstadt published a revised Building Zone Ordinance in April 2026 reflecting amendments adopted March 25, 2026.
Two-Family UsesThe current ordinance states that two-family use requires conditional-use approval by the Planning Board, while certain lawfully existing two-family uses as of December 1, 2025 may continue under the ordinance's nonconforming-use provisions.
Corner LotsThe revised schedule includes a specific center-line setback provision for corner properties, making survey-based review especially important before additions or site changes.
Property-Maintenance ComplianceThe borough provides a Commercial & Residential Zoning & Property Maintenance Compliance process through its Clerk and Construction/Zoning offices.
Do not rely on a prior owner's use alone. Before buying a two-family, mixed-use, commercial or industrial property, confirm the current legal use and any approvals, variances or nonconforming-use status directly with the borough and, where applicable, NJSEA.
Flood review deserves special attention in Carlstadt because portions of the borough lie within the Meadowlands and Hackensack River watershed. NJSEA maintains floodplain-management programs, water-level alerts and municipal flood-prediction maps for Meadowlands District communities.
Check the Exact ParcelFlood exposure can change dramatically between the residential high ground and lower Meadowlands areas. Review the specific lot rather than relying on a general Carlstadt location.
FEMA & NJSEA MapsUse current FEMA mapping together with NJSEA flood-prediction and floodplain resources when appropriate.
Drainage & StormwaterInspect grading, drains, sump systems, prior water intrusion and surrounding roadway/drainage conditions even when mandatory flood insurance is not indicated.
Commercial SitesIndustrial property due diligence may also require environmental records, prior-use review, regulated-site research and stormwater considerations.
Meadowlands floodplain benefit: NJSEA reports that eligible property owners, businesses and tenants in Special Flood Hazard Areas within the Meadowlands District can receive a 15% discount on qualifying National Flood Insurance Program policies through the Community Rating System.
Carlstadt requires an owner registration statement for buildings or structures containing at least one dwelling unit offered for rent or lease, including owner-occupied properties with a rental unit. The Bureau of Housing Inspections also administers New Jersey's hotel and multiple-dwelling requirements for buildings with three or more dwelling units.
Rental RegistrationOwners should confirm current registration requirements, responsible-party information and renewal obligations with the Borough.
Multiple DwellingsBuildings with three or more dwelling units are subject to cyclical inspection and maintenance standards administered through the Borough's Housing Bureau.
Lead-Safe RequirementsCarlstadt announced in January 2026 that certain rental properties are subject to New Jersey lead-safe visual inspection requirements; owners should verify whether a property is covered or exempt.
Smoke & CO ComplianceThe Fire Department provides the application for one- and two-family dwelling smoke-detector and carbon-monoxide alarm compliance certificates.
School assignment is an important part of residential research. Carlstadt operates its own public school for Pre-K through Grade 8, while high-school students attend Henry P. Becton Regional High School through the Carlstadt-East Rutherford Regional School District.
Carlstadt Public SchoolPre-K through Grade 8 550 Washington Street Carlstadt, NJ 07072
Henry P. Becton Regional High SchoolGrades 9 through 12 East Rutherford, New Jersey Regional district serving Carlstadt and partner communities.
Carlstadt Public School District
District information, registration, programs and calendars.
NJ Transit Bus ServiceCarlstadt is served by NJ Transit bus routes connecting the borough with New York and regional destinations; schedules and stop patterns should be checked for the specific address.
Route 17 & Route 120Major nearby roads connect residential and business areas with the Meadowlands, surrounding Bergen County communities and regional highways.
New Jersey Turnpike / I-95Nearby access supports commuting, freight movement and connections toward New York City, Newark and the greater metropolitan region.
Nearby RailCarlstadt does not have its own passenger rail station; nearby stations in surrounding South Bergen communities can provide additional commuting options depending on destination.
Local Employment BaseThe Meadowlands business district creates a substantial local employment market in logistics, distribution, manufacturing, food service, transportation and related sectors.
NYC ProximityCarlstadt's location near the Lincoln Tunnel approach and Meadowlands places Manhattan within the broader daily commuting market, although traffic conditions can materially affect travel time.
Current Real Estate & Property Services
Standard NJTGO listings provide useful business information without external commercial website links. Businesses should be independently verified before a transaction.
Gates Realty Corp.Commercial brokerage, industrial/flex property ownership and property management with active Carlstadt property holdings. Regional office: 208 Gates Road, Little Ferry, NJ 07643 201-440-2558
J.R. Higgins Realty / Janet HigginsLongtime Carlstadt real-estate name; current public listing activity identifies Janet Higgins with Century 21 Semiao & Associates serving Bergen County and Carlstadt-area residential property. 201-240-3800
NJTGO does not endorse a particular brokerage, agent, lender, attorney, inspector, appraiser, title company or contractor. Verify current New Jersey licensing, office affiliation and contact details before hiring a professional.
Buyer & Seller Checklists
Confirm Block, Lot & Legal UseIdentify the parcel and verify whether the property is legally one-family, two-family, mixed-use, commercial or another approved use.
Review Taxes & AssessmentsCheck the current tax bill, assessment, added assessments and any open municipal charges.
Order a Survey / Review BoundariesLot lines, setbacks, driveways, garages, fences and corner-lot conditions can materially affect future improvements.
Check Zoning & PermitsResearch approvals, open permits, certificates and any variance or nonconforming-use history.
Investigate Flood & DrainageReview FEMA/NJSEA mapping where relevant and inspect the property for grading, drainage and water-intrusion concerns.
Inspect Building SystemsUse qualified professionals to review structure, roof, electrical, plumbing, heating/cooling, sewer, pests and environmental concerns appropriate to the property.
For Rentals, Confirm ComplianceVerify rental registration, housing inspection, lead-safe and smoke/CO requirements before closing or placing a unit into service.
For Business Property, Verify OperationsConfirm permitted use, loading, parking, utilities, fire requirements, environmental history and Meadowlands/NJSEA jurisdiction before committing to the site.
Official Property Resources
Borough of Carlstadt
Municipal departments, notices, forms and current ordinances.
Carlstadt housing, market, tax, zoning, flood, rental, school and property information was reviewed in September 2026. Market figures, listings, ordinances, assessments, flood mapping, school information and municipal requirements can change. Verify parcel-specific and time-sensitive information with the responsible agency or qualified professional.
