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

The City of Passaic sits on the east side of Passaic County, where the Passaic River bends between Clifton and Bergen County. The 2020 Census counted 70,537 residents in just over three square miles of land. It is a compact city with a train station, a downtown bus terminal, a state highway along the river and a run of loft conversions in old mill buildings. Here's what to know before you buy, sell, rent or invest in Passaic.

Why People Choose Passaic

Passaic is built around the river. Its industrial past shows up in landmarks like the Dundee Canal and the Botany Worsted Mills complex, and many of those old factory and warehouse buildings are now being turned into housing. One example is the loft building at Market and South streets, a former warehouse converted into 63 apartments with a riverwalk and rooftop deck. City redevelopment reports list many more residential and mixed-use projects along Main Avenue, Market Street and Passaic Street.

Getting around is the other draw: Route 21, a Main Line train station and a downtown bus terminal with service to Midtown Manhattan.

Getting Around: Commuting from Passaic

• Train: NJ Transit's Main Line stops at Passaic station on Lackawanna Place at Barry Place. Trains run south to Secaucus Junction, where you can transfer to New York Penn Station, and on to Hoboken Terminal. Northbound trains head toward Paterson, Ridgewood and Suffern.
• Bus: The Passaic Bus Terminal on Main Avenue is the city's bus hub. NJ Transit Route 190 runs through Passaic to the Port Authority Bus Terminal in Midtown, and local routes connect to Paterson, North Newark and Bergen County.
• Car: Route 21 follows the Passaic River through the city, with exits at Main Avenue, Van Houten Avenue, River Drive and Market Street. It runs south to Newark and north to Route 46, and Route 3 connects just over the line in Clifton.

Neighborhoods and Housing Types

Census figures show that roughly a quarter of occupied homes in Passaic are owner-occupied, so most households rent. The housing stock reflects that:

• Two-to-four family homes: Multi-unit houses are a common way to own in Passaic, whether you live in one unit or buy for rental income.
• Apartment buildings: Older walk-ups and elevator buildings, plus new rental construction and conversions downtown and along the river.
• Condos and co-ops: Condo and co-op units give buyers a path to ownership without a full house to maintain.
• Single-family homes: Detached houses are part of the mix.
• Loft conversions: Former mill and warehouse buildings reworked into apartments with high ceilings and open layouts.

Buying a Home in Passaic

Passaic offers several ways in: a condo or co-op, a single-family house or a multi-family. A few things we help buyers check:

• Two-to-four family homes and FHA: 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. Rent from the other units can help carry the mortgage.
• Rent stabilization: Passaic has a rent stabilization ordinance (Chapter 231 of the City Code), updated in 2025 and administered by the city's Rent Leveling Board. It caps most annual increases, and the base rent stays with the unit when a tenant moves out. Single-family homes and owner-occupied two-families are exempt, along with some condo and co-op units and certain newer buildings. If you're buying a three-family or larger, or a two-family you won't live in, we'll review the rent roll and the ordinance with you before you commit.
• Flood zones: The city's floodplain regulations (Chapter 143) adopt FEMA flood maps for parts of Passaic. We check flood maps and insurance needs for every property up front.
• Older-home inspections: For older homes, a thorough inspection of the roof, heating, electrical and plumbing is a must, and lead paint is worth asking about.
• Condo and co-op review: We look at monthly fees, reserves, board approval rules and any planned assessments.
• Property taxes: We pull the current tax figure for every home you're considering.

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

Selling Your Passaic Home

Passaic sellers reach several kinds of buyers: owner-occupants using FHA financing on a two- or three-family, commuters looking near the train or Route 21, and investors focused on rental income. A multi-family is weighed on its rents and rent stabilization status, a condo on its association, and a single-family on its condition. We'll prepare a free comparative market analysis using recent sales of homes like yours, then market your property across the MLS and every major online channel.

Renting and Investing in Passaic

With most households renting and new units coming out of old industrial buildings, Passaic has a deep rental market. We help renters compare buildings and commutes, and help landlords price, market and screen tenants. Landlords should know that unregistered tenancies can block rent increases under the ordinance, so keeping registrations current with the Rent Leveling Board at 330 Passaic Street matters. For investors, we'll go through realistic rents, taxes, insurance, flood exposure, rent rules and condition with you before you buy, so the numbers work from day one.

Local Landmarks and Amenities

• Dundee Island Park, a Passaic County park on the river with a boat launch, amphitheater, soccer fields, spray park and walking paths
• Dundee Canal Industrial Historic District, on the National Register of Historic Places
• Botany Worsted Mills Historic District on Dayton Avenue, a National Register district
• Aycrigg Mansion, a National Register landmark
• People's Bank and Trust Company Building at 663 Main Avenue, a National Register landmark
• Passaic Elks Club on Howe Avenue, a National Register landmark
• Third Ward Veterans Memorial Park, Pulaski Park, Christopher Columbus Park and the restored 100 Steps at Latona Griffin Park
• Passaic County Community College's Passaic Academic Center at 2 Paulison Avenue
• Public schools: Passaic City School District (Passaic Public Schools), including Passaic High School

Nearby Town Guides

Comparing Passaic with nearby towns? Read our guides to Clifton, Garfield and Wallington, 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 Passaic.

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.