Oakland, NJ real estate: the numbers, explained.

Home values in Oakland

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

Zillow’s Home Value Index for Oakland was $769,234 as of September 30, 2026, up 7.8% from a year earlier and up 32.5% over five years. Over ten years the index rose 61.3%. 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 $794,578 across 43 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 $591,300 (2020–2024 average), compared with a Bergen County town median of $606,800.

Oakland property taxes

Oakland’s 2025 general tax rate was 2.185 per $100 of assessed value, and its effective tax rate was 2.168%, higher than the Bergen County town median of 2.072% and about the same as the statewide municipal median of 2.141%. That ranks it #43 lowest of 68 Bergen County municipalities by effective rate. The average residential tax bill was $13,747 on an average assessment of $629,150 across 4,379 residential properties.

Applied to the typical home value of $769,234, the effective rate implies roughly $16,677 a year ($1,390 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 $769,234 home with 20% down ($153,847) 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 $4,169 a month. With estimated property tax that’s about $5,559, before insurance, any HOA fee and utilities. For comparison, the Census median gross rent in Oakland is $1,383.

Run my numbers for OaklandRent vs buy here

Who lives in Oakland

About 12,768 people live in Oakland. 92.9% of occupied homes are owner-occupied (county town median 76.8%), so the market is mostly owner-occupied single homes. 91.1% of housing units are single-family detached houses. The median resident age is 40.7, and 56.8% of adults 25 and older hold a bachelor’s degree or higher. Median household income is $162,019, higher than the county town median of $144,212.

The median home in Oakland was built in 1960. 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 Oakland

Workers in Oakland average 29.5 minutes each way (those who don’t work from home), shorter than the Bergen County town median of 31.4 minutes. 2.2% commute by public transportation, so most commuters drive and 21.8% work from home.

Schools

I don’t republish unofficial school scores. For Oakland, 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 Oakland’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

• Buyers: taxes run above the county median, so budget on the tax bill, not just the price. Ask for the current bill on every listing.
• Sellers: values are up 32.5% in five years, so many owners have significant equity. See your number in the seller net sheet.

Nearby towns at a similar price