Livingston, NJ Real Estate Guide: Buy, Sell & Rent

Livingston is a township of about 14 square miles in western Essex County, with 31,330 residents counted in the 2020 Census. It is a largely owner-occupied suburb, anchored by a major regional hospital, a busy town center along Livingston Avenue, and Essex County parkland it shares with neighboring Roseland. With Route 10, Interstate 280 and NJ Transit buses to Newark, it gives buyers suburban space while keeping Newark and the rest of North Jersey within reach. Here's what to know before you buy, sell, rent or invest in Livingston.

Why People Choose Livingston

Livingston is home to a major employer. Cooperman Barnabas Medical Center, on Old Short Hills Road, is a full-service hospital that draws doctors, nurses and staff who want to live close to work. Day-to-day shopping and dining are spread across the Livingston Avenue corridor in the center of town and along Route 10.

The township is also in the middle of rethinking one of its biggest commercial sites. Livingston Mall, on Eisenhower Parkway, has lost several anchor stores, and the township has designated the property an area in need of redevelopment. That designation gives the town a strong voice in what eventually replaces or reshapes the mall, so it's worth keeping an eye on for anyone buying or investing nearby.

Getting Around: Commuting from Livingston

• Car: Route 10 and Eisenhower Parkway serve the township directly, and Interstate 280 connects Livingston east toward Newark, the Garden State Parkway and the New Jersey Turnpike and west toward I-80.
• Bus: NJ Transit local routes, including the 71 and 73, run between Livingston and Newark Penn Station, where riders can connect to NJ Transit trains, Amtrak and PATH.
• Train: Livingston has no rail station of its own. Commuters typically drive or get dropped off at NJ Transit stations in neighboring towns such as Millburn, Short Hills and South Orange on the Morris & Essex Lines.

Neighborhoods and Housing Types

Census figures show that close to nine in ten occupied homes in Livingston are owner-occupied, so the market here is built mostly around homes for sale rather than rentals.

• Single-family homes: Detached single-family houses make up the bulk of the township's housing. Age, style, lot size and level of updating differ from house to house, so comparing homes takes a close look at each property.
• Townhomes at Livingston Town Center: The mixed-use Livingston Town Center, at East Mount Pleasant Avenue and North Livingston Avenue, pairs ground-level shops and restaurants with more than 100 attached townhomes and a parking garage. It's an option for buyers who want to walk to dining and errands.
• Condos, townhouses and apartments: Attached and multifamily housing is a smaller share of the market. Under the township's Housing Element and Fair Share Plan, larger new multifamily developments created through rezoning or redevelopment must set aside a share of units as income-restricted housing.

Buying a Home in Livingston

Most Livingston buyers are shopping for a single-family home, which means condition, updates and taxes often matter as much as the list price. A few things we help buyers check:

• Older-home inspections: For any home that isn't new construction, we recommend a full inspection of the roof, heating and cooling, electrical, plumbing and drainage, and we check that any additions or renovations were permitted.
• Property taxes: Taxes are a major part of any New Jersey home budget. We pull the current tax figure for every home you're considering so there are no surprises.
• Flood maps: We check FEMA flood maps for any property near a stream or low-lying area, since flood insurance requirements can affect your monthly cost.
• Condo and townhome associations: For attached homes, we review monthly fees, reserves, rental rules and any planned special assessments.
• Two-to-four family homes and FHA: Multi-unit homes are uncommon in Livingston, but if you find one, an FHA loan lets you buy a two-to-four family property with a low down payment as long as you live in one of the units.
• Income-restricted units: These come with income and resale controls. We walk you through them before you commit.

Need financing? We can connect you with a lender for pre-approval before you start touring.

Selling Your Livingston Home

Because so much of Livingston's housing is single-family, buyers here compare homes closely on size, lot, condition and updates. Two houses on the same street can sell very differently depending on kitchens, baths, systems and curb appeal. We'll prepare a free comparative market analysis based on recent sales of homes like yours, advise you on which improvements are worth making before you list, and then market your home across the MLS and every major online channel.

Renting and Investing in Livingston

Rentals are a small slice of Livingston's housing, and the choice at any given time can be limited. We help renters find homes that fit their commute and budget, and we help landlords price, market and screen tenants for single-family rentals and townhomes. For investors, we'll go through realistic rents, taxes, insurance, association rules and condition before you buy, and we keep track of how plans for the Livingston Mall site develop, since redevelopment there could change the surrounding area.

Local Landmarks and Amenities

• Cooperman Barnabas Medical Center on Old Short Hills Road
• Riker Hill Art Park, a 42-acre Essex County park on Beaufort Avenue, set on a former military missile tracking base, with artist studios, public art and a scenic overlook
• Becker Park, an Essex County open space shared with Roseland, with hiking trails and birding
• The Ward-Force House and Condit Family Cook House (the Old Force Homestead) on South Livingston Avenue, an early farmhouse owned by the township and listed on the State and National Registers of Historic Places
• Livingston Town Center, with shops, restaurants and a fountain plaza
• Shopping along Livingston Avenue and the Route 10 corridor, plus the Livingston Mall site on Eisenhower Parkway
• Public schools: Livingston Public Schools, including Livingston High School

Nearby Town Guides

Comparing Livingston with nearby towns? Read our guides to Roseland, West Orange, Millburn and Essex Fells, or browse all of our North Jersey town guides.

Talk to a Local Broker

The Thompson Realty Group is a licensed New Jersey real estate brokerage based at 20 MacArthur Ave in Garfield, serving buyers, sellers, renters and investors across Bergen, Essex, Hudson, Passaic and Union counties. Whether you're a first-time FHA buyer, a cash investor, or a homeowner wondering what your place is worth, we'll give you straight answers about Livingston.

Call or text 201-928-5562 or book a free 15-minute consultation. You can also search every active New Jersey listing on our website.

Information on this page is provided for general guidance and is believed accurate as of October 2026. Programs, ordinances, taxes and transit schedules change, so please verify details for any specific property. Equal Housing Opportunity.