Edgewater, NJ real estate: the numbers, explained.

Home values in Edgewater

Zillow Home Value Index (all homes, middle tier, smoothed, seasonally adjusted) for the Zillow region “Edgewater”, September 30 of each year. Source: Zillow Research.

Zillow’s Home Value Index for Edgewater was $703,017 as of September 30, 2026, up 5% from a year earlier and up 22.8% over five years. Over ten years the index rose 37.1%. ZHVI models a typical home value. It isn’t the price of any specific house.

The NJ Division of Taxation’s 2026 Average Residential Statistics show an average residential sale price of $863,078 across 64 sales used in that report. Averages can be pulled up or down by a few sales, which is one reason it can differ from Zillow’s index.

The Census Bureau’s survey puts the median value of owner-occupied homes, as estimated by owners, at $715,700 (2020–2024 average), compared with a Bergen County town median of $606,800.

Edgewater property taxes

Edgewater’s 2025 general tax rate was 1.645 per $100 of assessed value, and its effective tax rate was 1.545%, lower than the Bergen County town median of 2.072% and lower than the statewide municipal median of 2.141%. That ranks it #7 lowest of 68 Bergen County municipalities by effective rate. The average residential tax bill was $11,038 on an average assessment of $670,988 across 3,904 residential properties.

Applied to the typical home value of $703,017, the effective rate implies roughly $10,862 a year ($905 a month) in property tax. The Division publishes the effective rate for comparing towns, not for computing a specific bill, so use it as a ballpark.

What it costs to own vs. rent

For a $703,017 home with 20% down ($140,603) and a 30-year fixed loan at 7.18%, Freddie Mac’s national average for the week of November 5, 2026, principal and interest come to about $3,810 a month. With estimated property tax that’s about $4,715, before insurance, any HOA fee and utilities. For comparison, the Census median gross rent in Edgewater is $2,579 and Zillow’s observed rent index (asking rents, Sept. 2026) is $3,628, up 4.6% in a year.

Run my numbers for EdgewaterRent vs buy here

Who lives in Edgewater

About 14,759 people live in Edgewater. 39.8% of occupied homes are owner-occupied (county town median 76.8%), so renters are a large part of the market and rentals turn over often. 5.8% of housing units are single-family detached houses. The median resident age is 40.6, and 72.7% of adults 25 and older hold a bachelor’s degree or higher. Median household income is $124,050, lower than the county town median of $144,212.

The median home in Edgewater was built in 1992. Newer housing stock usually means fewer legacy issues like buried oil tanks or lead paint, but still inspect roofs, HVAC age and drainage, and check any HOA’s finances.

Commuting from Edgewater

Workers in Edgewater average 38.1 minutes each way (those who don’t work from home), longer than the Bergen County town median of 31.4 minutes. 23% commute by public transportation, a high share that usually signals strong train or bus service toward Manhattan or Newark. Check NJ Transit schedules from the nearest station or stop and 30.4% work from home.

See all NJ towns ranked by transit commuting.

Schools

I don’t republish unofficial school scores. For Edgewater, start with the New Jersey Department of Education’s School Performance Reports, then confirm the exact school assignment for any address with the district, since some NJ towns send students to regional or neighboring high schools. See how to research NJ schools.

Downtown, food and things to do

The best way to judge Edgewater’s restaurants, parks and weekend life is in person. Visit on a weeknight and a Saturday morning, check the town recreation calendar and walk the blocks you’d live on. My town scouting checklist shows what to look for.

My take for buyers, sellers and renters

• Renters: with 60.2% of homes renter-occupied, Edgewater has a deep rental market. Line up documents before touring. The move-in calculator shows the cash you’ll need.
• Buyers: a below-county-median effective tax rate stretches your budget further here than in many Bergen towns. Compare with the town comparison tool.
• Sellers: price carefully against recent nearby sales. Overpricing costs the first week, when buyer attention peaks.

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