Garfield, NJ real estate: the numbers, explained.

Home values in Garfield

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

Zillow’s Home Value Index for Garfield was $589,179 as of September 30, 2026, up 2.7% from a year earlier and up 27.7% over five years. Over ten years the index rose 77.7%. 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 $643,099 across 163 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 $475,500 (2020–2024 average), compared with a Bergen County town median of $606,800.

Garfield property taxes

Garfield’s 2025 general tax rate was 3.479 per $100 of assessed value, and its effective tax rate was 1.956%, lower than the Bergen County town median of 2.072% and lower than the statewide municipal median of 2.141%. That ranks it #23 lowest of 68 Bergen County municipalities by effective rate. The average residential tax bill was $10,006 on an average assessment of $287,618 across 5,684 residential properties.

Applied to the typical home value of $589,179, the effective rate implies roughly $11,524 a year ($960 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 $589,179 home with 20% down ($117,836) 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 $3,193 a month. With estimated property tax that’s about $4,153, before insurance, any HOA fee and utilities. For comparison, the Census median gross rent in Garfield is $1,688 and Zillow’s observed rent index (asking rents, Sept. 2026) is $2,433, up 7.8% in a year.

Run my numbers for GarfieldRent vs buy here

Who lives in Garfield

About 32,783 people live in Garfield. 44.7% 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. 20.7% of housing units are single-family detached houses. The median resident age is 38.8, and 25.8% of adults 25 and older hold a bachelor’s degree or higher. Median household income is $79,700, lower than the county town median of $144,212.

The median home in Garfield was built in 1954. Much of the housing predates 1978, so buyers should plan for older-home checks: lead-based paint disclosure, an oil-tank sweep if the house ever had oil heat, knob-and-tube or older electrical, galvanized plumbing, and a sewer-line scope. See the NJ inspection checklist.

Commuting from Garfield

Workers in Garfield average 28 minutes each way (those who don’t work from home), shorter than the Bergen County town median of 31.4 minutes. 5.7% commute by public transportation, so most commuters drive and 6.7% work from home.

Schools

I don’t republish unofficial school scores. For Garfield, 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 Garfield’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 55.3% of homes renter-occupied, Garfield 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: values are up 27.7% in five years, so many owners have significant equity. See your number in the seller net sheet.

Nearby towns at a similar price