Detached homes dominate the residential landscape, including substantial renovated and newly constructed luxury properties.
Luxury Homes · Taxes · Zoning · CCO · Rentals · Stormwater · Palisades
Englewood Cliffs Real Estate & Housing
Englewood Cliffs is one of Bergen County's highest-value residential communities, dominated by detached single-family homes, high owner occupancy and a limited supply of rental or multifamily housing.
For buyers and sellers, the local due-diligence list should include property taxes, zoning, open permits, the Borough's mandatory Continued Certificate of Occupancy process, stormwater and flood history, lot grading, schools, Route 9W access and proximity to the Palisades.
Market guide, not live inventory: NJTGO does not publish temporary active homes, asking prices or sample listings as permanent town-guide content. Availability and prices change continuously.
Englewood Cliffs housing market context
Englewood Cliffs is a small, high-value, predominantly owner-occupied housing market. Short-period price statistics can move sharply because relatively few homes trade in any one month or quarter, so buyers and sellers should use current live market sources when making a transaction decision.
The borough's small size and established neighborhoods constrain the number of homes available at any one time.
Taxes, zoning, permits, grading, drainage, CCO requirements and site conditions matter more than a townwide headline price.
Housing character
Detached houses dominate the borough, ranging from mid-century residences to large rebuilt and newly constructed luxury homes.
Many newer properties feature substantial square footage, multiple-car garages, high-end finishes and extensive site improvements.
Census estimates show 83.5% owner occupancy, substantially limiting the borough's rental inventory.
Homes closer to Sylvan Avenue should be evaluated for traffic, commercial activity and access convenience.
Properties near the borough's eastern edge require parcel-specific review of slopes, drainage, protected parkland and access conditions.
With little vacant land, redevelopment, major additions and replacement homes are significant parts of the local housing market.
Property taxes & assessments
The Englewood Cliffs Tax Assessor maintains the Borough's list of taxable properties, records new construction and renovations, updates ownership and administers assessment appeals. The current Tax Assessor is located at Borough Hall, 482 Hudson Terrace.
Tax AssessorAssessment records, tax maps, appeals and property-tax relief information.
Tax CollectorTax billing, tax rates and online-payment resources.
Buyer tip: verify the actual current assessment and tax bill for the exact block and lot. High-value renovations or new construction can result in added assessments.
Zoning, planning & development
The Englewood Cliffs Planning Board maintains the Borough zoning map, master-plan documents, rehabilitation planning and Housing Element/Fair Share materials. Zoning matters can be especially important for major additions, replacement homes and properties near commercial or Palisades areas.
Use the current Borough zoning map and municipal code for permitted uses, setbacks, coverage, height and accessory-structure requirements.
Some subdivisions, site plans and development applications require formal board review and professional plans.
Large projects may involve grading, stormwater, engineering, tree, driveway and other municipal reviews.
Resale CCO, rental CCO & permits
Englewood Cliffs requires a Continuing Certificate of Occupancy for all residential resales and rental properties. The Building Department recommends applying at least two weeks before a closing or occupancy change.
Current Borough rules require a Continued Certificate of Occupancy before transfer of ownership.
Rental properties also require a Continued Certificate of Occupancy when applicable to a change of occupant.
Unpermitted work, property-maintenance issues and building-address visibility can delay issuance.
Current fee framework: the Borough's 2025 ordinance materials identify a $100 resale CCO fee and $85 rental CCO fee, with an additional $150 when a request is received fewer than four business days before closing/change of occupant. Verify the current fee schedule before applying.
Building Department
CCO & Permit Forms
Flood, stormwater & drainage due diligence
Englewood Cliffs' topography ranges from the Palisades edge to lower inland drainage areas. The Borough maintains dedicated flood-management and stormwater programs and notes that intense rainfall can create localized flooding concerns.
Check current FEMA/NJDEP information, Borough flood resources and any property-specific engineering or drainage history.
Investigate basement water, sump pumps, drainage improvements, sewer backups and prior insurance claims.
The Borough specifically advises homeowners to direct landscape grading, downspouts, walkways and driveways away from buildings.
Stormwater rules address runoff, groundwater recharge, erosion, green infrastructure and long-term maintenance for applicable projects.
Insurance caution: obtain parcel-specific insurance and flood information before closing. Never infer flood risk solely from neighborhood appearance or elevation assumptions.
Rental market
Rental inventory is limited because more than four out of five occupied homes are owner occupied. Census 2020–2024 data reports median gross rent of $3,500+. Rental availability is limited and can change quickly, so use current live rental sources rather than a permanent inventory count.
Confirm that required Borough occupancy approvals are in place before move-in.
Check utilities, landscaping, snow removal, parking, maintenance and any tenant responsibilities.
Verify ownership or authorized management before paying deposits or sending personal documents.
Schools & commuting
Pre-K–Grade 2 · 700 Floyd Street.
Grades 3–8 · 143 Charlotte Place.
Public-school students may continue through the sending-receiving relationship with Englewood Public Schools / Dwight Morrow High School.
Main north-south corridor connecting Fort Lee, Tenafly and regional roads.
Englewood Cliffs sits only minutes from the bridge and Upper Manhattan.
The Census reports a 35.8-minute mean travel time to work for 2020–2024.
Real-estate professionals serving Englewood Cliffs
Residential brokerage serving Englewood Cliffs and northern Bergen County.
Residential and commercial brokerage with longstanding Englewood Cliffs service.
Real-estate brokerage serving Englewood Cliffs and surrounding Bergen County communities.
Residential property-management company serving Bergen County and nearby North Jersey.
NJTGO listing policy: these are basic factual references only. Standard professional listings do not include direct private commercial website links; enhanced paid placement can add links, photographs and expanded profiles.
Buyer, seller & renter checklists
- Confirm zoning and lot restrictions
- Review actual taxes and assessment
- Check permits and approvals
- Review flood/stormwater history
- Inspect grading, retaining walls and drainage
- Test commute and Route 9W access
- Apply for CCO well before closing
- Resolve open permits
- Correct property-maintenance issues
- Verify taxes and assessment
- Gather surveys and approvals
- Prepare disclosures
- Verify landlord/manager
- Confirm occupancy approval
- Review lease and responsibilities
- Check utilities and parking
- Document move-in condition
- Never wire funds without verification
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