Paramus, NJ Real Estate Guide for Buyers, Sellers & Renters

Paramus is a Bergen County borough of about 26,700 residents as of the 2020 Census, and it's best known as the retail capital of New Jersey. Behind the malls on Route 4 and Route 17, though, most of the borough is residential, with established streets of single-family homes. It's also one of the few places in the state where most stores close on Sunday. Here's what to know before you buy, sell, rent or invest in Paramus.

Why People Choose Paramus

Paramus combines a large regional economy with mostly residential neighborhoods. The borough's master plan describes it as essentially fully developed, with mature residential neighborhoods. Route 4 and Route 17 split the town into four sections, and the commercial uses are concentrated along those two highways. Westfield Garden State Plaza, the largest mall in New Jersey, sits at their junction, along with IKEA, Paramus Park, Bergen Town Center and a long list of other shopping centers.

Paramus has also become a healthcare hub. The Valley Hospital moved from Ridgewood to a new 370-bed hospital on a 40-acre campus at 4 Valley Health Plaza in April 2024. New Bridge Medical Center is on East Ridgewood Avenue, and Bergen Community College's main campus is here too.

Then there are the blue laws. Paramus bans most retail and white-collar business on Sundays, with exceptions for restaurants, grocery stores, gas stations and a few others. The result is far lighter traffic on Route 4 and Route 17 one day a week.

Getting Around: Commuting from Paramus

• Bus to Manhattan: Paramus has no train station, so buses carry most commuters. NJ Transit routes to the Port Authority Bus Terminal include the 144, 145, 148, 155, 157, 162, 163, 164, 165 and 168. The 171 and 175 run to the George Washington Bridge Bus Station.
• Local bus and jitneys: NJ Transit local routes (including the 709, 722, 751, 752, 753, 755, 756, 758, 762 and 770) connect Paramus to nearby towns. Jitneys run along Route 4 between Paterson and the GWB. Coach USA's Rockland Coaches and Short Line also serve Route 17. Several routes don't run on Sundays, so check schedules.
• Car: The Garden State Parkway, Route 4 and Route 17 all pass through the borough, and the Parkway's Paramus Toll Plaza is at Interchange 165. Route 4 runs east toward the George Washington Bridge.

Neighborhoods and Housing Types

Paramus is mostly single-family homes. The borough's land-use plan divides residential areas into low, moderate, medium and higher density zones of detached single-family homes, plus smaller zones for two-family homes and multifamily housing. Older named sections include Arcola, Dunkerhook, Spring Valley, Fairway Oaks and Bergen Place. The areas north of Route 4, on both sides of Route 17, are mainly residential.

The bigger change is apartments near the malls:

• Westfield Garden State Plaza: Mill Creek Residential broke ground in 2026 on Modera Garden State Plaza, 575 apartments on part of the mall's property. First move-ins are planned for mid-2028. The broader redevelopment plan proposes up to roughly 1,400 homes.
• Bergen Town Center: A KRE Group and Russo Development venture secured construction financing in September 2026 for The Bergen Chapter, 426 apartments next to the Route 4 center.
• Paramus Park area: About 360 apartments have been proposed near the Paramus Park shopping center on From Road.

Buying a Home in Paramus

Most Paramus buyers are looking at detached single-family homes. The population nearly quadrupled between 1948 and 1958, so many homes date from that era, and the borough's master plan itself notes the aging housing stock. Here's what we check with buyers:

• Inspections on older homes: We look closely at roof age, the heating system, electrical panels, the sewer line, and any additions or finished basements, and we confirm those were permitted.
• Location relative to the highways: Some blocks back up to Route 4, Route 17 or the Parkway. We'll help you weigh traffic noise against convenience.
• Flood risk near the Saddle River: The Saddle River runs through the western side of Paramus, and the USGS publishes flood-inundation maps for the stretch through the borough. We review FEMA flood maps and insurance requirements for any property near the river.
• Two-family homes and FHA: Two-family homes are limited here, but they do exist. With an FHA loan, you can buy a two-to-four family home with a low down payment if you live in one of the units.
• Property taxes: We pull the current tax figure for every home on your list so it's built into your budget from the start.

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

Selling Your Paramus Home

A Paramus listing gets attention from buyers who want Bergen County homes close to Route 4, Route 17, the Parkway and a major hospital campus. Pricing depends on the details: lot size, distance from the highway corridors, updates and condition all affect where your home lands. We'll prepare a free comparative market analysis based on recent nearby sales. Then we'll market your home across the MLS and every major online portal.

Renting and Investing in Paramus

Rental options in Paramus are growing as the mall-area apartment projects move forward, with the first new units expected over the next few years. Meanwhile, single-family rentals and the occasional two-family remain in demand from people who work at the hospitals, the college and the retail corridors. For investors, we'll help you review realistic rents, taxes, insurance and repair needs before you commit. For landlords, we handle pricing, marketing and tenant screening.

Local Landmarks and Amenities

• Westfield Garden State Plaza, Paramus Park, Bergen Town Center and IKEA
• The Valley Hospital and New Bridge Medical Center
• Van Saun County Park, home to the Bergen County Zoo
• Saddle River County Park and its bike path
• Paramus Golf Course and the county's Orchard Hills golf course
• Bergen Community College's main campus
• Historic sites including the Midland School (1876) and Easton Tower
• Public schools: Paramus Public Schools, including Paramus High School

Nearby Town Guides

Comparing Paramus with nearby towns? Read our guides to Maywood, River Edge, Oradell and Fair Lawn, 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 Paramus.

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.