Condos · Apartments · Waterfront · Taxes · Zoning · Flood Review · Rentals
Edgewater Real Estate & Housing
Edgewater is a renter-majority Hudson waterfront housing market with high-rise and mid-rise condominiums, luxury apartment communities, townhouses, multifamily properties and older hillside homes beneath the Palisades.
Location creates unique due-diligence issues: buyers and renters should evaluate flood exposure near the river, drainage and slope conditions near the Palisades, parking, building rules, zoning, certificates and transportation in addition to price and condition.
Property guide, not live inventory: NJTGO does not publish temporary active homes or asking prices as permanent town-guide content. Availability, prices, assessments, zoning and property conditions change continuously.
2026 Edgewater housing market
Market sources use different methodologies, so figures are labeled by source and date rather than combined.
Housing character
Mid-rise and high-rise condo communities line substantial portions of River Road and the Hudson shoreline.
Large apartment communities make renting a major part of Edgewater's housing market.
Townhome and attached housing options add ownership choices between apartments and detached homes.
Older and newer homes rise toward Undercliff Avenue and the Palisades, often with very different access and site conditions from the waterfront.
Housing is integrated with shopping and commercial uses in several River Road developments.
Parking, elevators, building reserves, association rules, amenities and special assessments can be as important as the unit itself.
Property taxes & assessments
The Edgewater Tax Assessor maintains assessments and tax maps; the Tax Collector handles tax billing and collection. Both are Borough resources for parcel-specific information.
Tax AssessorAssessments, property records and tax maps.
Tax CollectorQuarterly tax billing and payment information.
Borough of EdgewaterCurrent tax, finance and municipal notices.
Transaction tip: use the actual current tax record for the exact block, lot and unit. Condominium units in the same complex can have different assessments and taxes.
Zoning, planning & 2026 housing policy
Edgewater's current planning framework includes a 2025 Housing Element and Fair Share Plan and a significant 2026 affordable-housing ordinance implementing the borough's Fourth Round affordable-housing obligations. River Road also contains multiple redevelopment and mixed-use contexts, so parcel-level zoning review is essential.
Reviews development applications and planning matters under current municipal land-use rules.
Use the official map and current ordinances to identify the applicable district and any redevelopment framework.
Ordinance 2026-003 establishes requirements tied to Edgewater's Fourth Round Housing Element and Fair Share Plan.
Resale, rental & occupancy certificates
Edgewater's Building Department states that all rentals require a Certificate of Occupancy before occupancy. The Borough also issues Certificates of Continued Occupancy for resale of buildings, condominiums and co-ops and for rental of condominium/co-op units.
Confirm the Borough's current continued-occupancy and Fire Prevention inspection requirements early in the closing process.
Owners should verify required certificates and inspections before a new tenant moves in.
Review unresolved permits, construction approvals and prior work before committing to a transaction.
Flood, waterfront & Palisades due diligence
Edgewater has two very different physical settings: Hudson River waterfront/lowland parcels and steep hillside areas below the Palisades. The Borough's floodplain regulations identify the Hudson River as a state-studied regulated water and incorporate FEMA and New Jersey flood-hazard standards.
Check FEMA and NJDEP flood-hazard information for the exact property rather than assuming an entire building or neighborhood has the same status.
Ask lenders and insurers about current flood-insurance requirements and obtain property-specific quotes before closing.
Investigate prior water entry, drainage work, garage impacts, equipment location and building mitigation.
Hillside properties warrant careful inspection of retaining walls, drainage, access, rock/slope conditions and site work.
Do not rely on a town-wide assumption. Flood, drainage and slope conditions can differ significantly from parcel to parcel and even within a large condominium or apartment property.
Edgewater rentals
Renting is central to Edgewater's housing market. With only 39.8% owner occupancy in the 2020–2024 Census estimates, the borough includes a substantial inventory of apartment and condominium rentals.
Compare parking, amenity fees, utilities, pet rules, move-in charges, security deposits and lease-renewal policies.
Proximity to ferry shuttles, NJ Transit stops and River Road can materially affect convenience.
Confirm the landlord or authorized management company and ensure required occupancy approvals are in place.
Schools & commuting
Pre-K–2 · 801 Undercliff Avenue.
Grades 3–6 · 251 Undercliff Avenue.
Edgewater students transition to Leonia for Grades 7–12.
Weekday ferry service connects the Edgewater landing with Midtown Manhattan, with downtown connections through Port Imperial on applicable trips.
North and south shuttle routes serve designated River Road stops around ferry departures.
Route 158 provides current bus service along River Road and at the ferry terminal.
Local real estate professionals
Edgewater-based residential and commercial real-estate brokerage.
Local real-estate team serving residential and commercial clients.
Edgewater-based real-estate team.
Residential and commercial real-estate brokerage.
NJTGO listing policy: basic factual professional listings do not include a free private commercial website link. Enhanced paid placement can add photos, direct links and expanded profiles.
Buyer, seller & renter checklists
- Confirm block, lot, unit and zoning
- Review taxes and assessment
- Read condo/HOA documents
- Review reserves and special assessments
- Check flood/drainage/slope conditions
- Test the commute at realistic times
- Resolve open permits
- Start occupancy-certificate process early
- Gather association documents
- Verify tax information
- Document improvements
- Prepare required disclosures
- Verify landlord/management
- Confirm occupancy approvals
- Read parking and amenity rules
- Review utilities and fees
- Document move-in condition
- Never wire money without verification
Real estate visibility on NJTGO
Agents, brokerages, property managers, attorneys, inspectors and home-service professionals can use enhanced placement for photographs, expanded profiles, featured positioning and direct website links.
Real Estate Advertising Contact NJTGOMarket, housing, tax, zoning, flood and municipal information was reviewed in September 2026. Prices, rents, assessments, certificates, zoning and property conditions change. Verify all parcel-specific and transaction-specific information independently.