Homes · Market · Taxes · CCO · Zoning · Permits · Flood Review · Schools · Rail Commute
Ho-Ho-Kus Real Estate & Housing
Ho-Ho-Kus is one of Northern Bergen County's highest-value residential communities, with a housing stock dominated by single-family homes, high owner occupancy, mature neighborhoods and strong commuter access. The active train station and compact downtown add walkability that is unusual for a borough with this low-density residential character.
For buyers and sellers, the important local issues extend beyond market price. Ho-Ho-Kus requires both a Certificate of Continued Occupancy (CCO) and a smoke detector, carbon-monoxide and fire-extinguisher compliance certificate before residential closings or changes of tenancy.
Market guide, not live inventory: NJTGO does not publish temporary active property listings as permanent town-guide content. Individual homes, asking prices, contract status and inventory change continuously.
2026 Ho-Ho-Kus housing market
These are different measures. Zillow's figure is a current modeled typical value, while the ACS figure is the Census Bureau's survey-based median value of owner-occupied housing. Neither should be treated as an appraisal of a specific property.
Housing character
Current ACS estimates show roughly 92% of housing structures are single-unit, reinforcing Ho-Ho-Kus' overwhelmingly low-density residential character.
About 93% of occupied housing units are owner occupied, one of the defining features of the borough's housing profile.
Mature trees, older street patterns and a wide range of architectural eras create a mix of renovated, expanded and newly built homes.
The borough contains historic buildings and properties, including The Hermitage and older residential structures that may warrant additional due diligence when renovation or redevelopment is planned.
Properties near Sheridan Avenue, Warren Avenue, North Maple Avenue and the train station benefit from walkability to rail, restaurants and local services.
With only about 1,500 housing units in the borough and a high owner-occupancy rate, the number of homes available at any one time can be relatively small.
Property taxes & assessment
Ho-Ho-Kus property taxes are billed quarterly. Buyers should verify the current tax account, assessment, added or omitted assessments, and any recent improvements that could change the assessed value.
Taxes are generally due February 1, May 1, August 1 and November 1, with a ten-day grace period under current borough policy.
The assessor maintains property values, transfers, building-permit information and added/omitted assessments.
New construction, structural additions and qualifying improvements can generate an added assessment after completion.
The borough provides online tax-account access for current bills and payment information.
CCO & residential closing requirements
Ho-Ho-Kus has a specific municipal closing process that buyers and sellers should address early. Before the closing on the sale of residential property—or a change of tenancy—the Borough requires two certificates.
The property must have compliant smoke detectors, carbon-monoxide alarms and an ABC-rated fire extinguisher. The Borough inspects for compliance.
The CCO process reviews Borough files for open building or zoning permits, violations, utility status, assessor records and tax files, followed by a property inspection before issuance.
The Borough's current form lists $100 for smoke/CO/fire-extinguisher certification and $150 for the CCO, for a combined $250.
The Borough advises that, when there are no open items that require correction, the certificates are generally issued within about five business days.
Closing tip: open construction permits, zoning violations, unresolved utility issues or failed life-safety items can delay certificate issuance. Sellers should begin the process well before the scheduled closing date.
Zoning & land-use review
Ho-Ho-Kus zoning is primarily residential, with R-1, R-2, R-2A and R-3 single-family districts, an R-4 two-family district, planned townhouse districts, a multifamily affordable-housing district and the downtown business/inclusionary overlay area.
A zoning permit is required before construction, erection, relocation or alteration of a structure. Zoning approval is also required for fences, sheds, driveway work, dumpsters/pods and certain home-based businesses.
Ordinance 2026-111, adopted February 24, 2026, amended Chapter 85 and added planned residential townhouse zoning as part of the borough's current housing strategy.
Ordinance 2026-112, also adopted February 24, 2026, updated downtown inclusionary residential/mixed-use overlays around North Maple Avenue, Warren Avenue, Sheridan Avenue, Franklin Turnpike and Sycamore Avenue.
The borough adopted its Fourth Round Housing Element and Fair Share Plan in May 2025 and updated affordable-housing/development-fee provisions in 2026.
Construction permits & home improvements
The Ho-Ho-Kus Construction Department maintains a detailed permit list. Homeowners should check both zoning and construction requirements before beginning work.
Additions, interior alterations, basement finishing, kitchen remodeling and many structural projects require construction permits.
New furnaces, boilers, water heaters, central air conditioning, electrical-service upgrades and plumbing work generally require permits.
Pools require construction permits. Sheds over 200 square feet require construction approval; smaller sheds still require zoning review.
Driveway repaving or expansion requires zoning approval, while retaining walls can trigger zoning, engineering and construction review depending on height and scope.
The Borough advises homeowners not to make final contractor payments until permitted work has been inspected and final approvals have been granted.
Completed additions and improvements can affect the tax assessment, so owners should consider both construction cost and future tax impact.
Flood, drainage & stormwater review
Ho-Ho-Kus adopted updated floodplain-management rules in June 2025 and a new stormwater-control ordinance in March 2025. Property-specific due diligence is important because flood and drainage conditions vary by parcel.
The current borough code incorporates updated floodplain-management requirements for development within regulated flood-hazard areas.
The 2025 stormwater ordinance emphasizes flood control, groundwater recharge, pollutant reduction, green infrastructure and low-impact development.
The current ordinance also applies stormwater requirements to increases in regulated impervious surface greater than 200 square feet on single-family residential property.
Buyer due diligence: review current FEMA/NJ flood mapping, drainage history, grading, sump-pump systems, prior water intrusion, stormwater improvements and insurance requirements for the specific property.
Schools & commuting
The local district serves students from preschool through grade 8 at 70 Lloyd Road.
Ho-Ho-Kus students attend Northern Highlands in Allendale for grades 9–12.
The borough's active NJ Transit station is on the Main/Bergen County Line network, a significant advantage for commuter-oriented buyers.
Municipal commuter lots near Brookside Avenue and First Street provide permit and daily parking options, subject to current borough rules.
Real-estate & property professionals
Ho-Ho-Kus buyers, sellers and homeowners commonly work with local and Northern Bergen County professionals who understand the borough's high-value housing market, CCO process, zoning and renovation environment.
For buying, selling, pricing and neighborhood guidance.
For contracts, title, CCO coordination, municipal due diligence and closing.
For structural, mechanical and general property-condition review.
Particularly relevant when evaluating additions, renovations, zoning limits and redevelopment potential.
For financing, affordability and transaction planning.
Useful where mature trees, grading, runoff or flood conditions require additional expertise.
Reach Ho-Ho-Kus buyers, sellers & homeowners
NJTGO offers enhanced paid placement for agents, brokerages, attorneys, inspectors, mortgage professionals, architects and home-service providers serving Ho-Ho-Kus.
Real Estate AdvertisingHo-Ho-Kus housing information was reviewed September 4, 2026 using current Zillow market data, 2024 ACS/Census data, Ho-Ho-Kus CCO and smoke/CO compliance materials, Construction and Zoning Department guidance, 2025 floodplain/stormwater ordinances and current borough zoning code. Market values, taxes, fees, zoning and permit requirements can change; verify current information before a transaction or project.