Englewood Cliffs Has Two Housing Markets, and the Median Hides Which One You're Buying Into
July 23, 2026
July 23, 2026
Englewood Cliffs Real Estate: Quick-Take Summary
A Split Market: Englewood Cliffs is not one unified housing market; it is two distinct tiers. Buyers and sellers must understand the massive difference between 1970s resale homes and the soaring new-construction luxury market.
The Flaw of "Median Price": Online portals blend these two tiers together. Relying on a town-wide median price ($1.9M) will cause you to severely overpay for an older home or underbid on a multi-million dollar new build.
How to Comp Effectively: To price accurately in Englewood Cliffs, you must comp exclusively by product tier (resale vs. new construction) and sub-area (e.g., North Cliffs vs. Fort Lee corridor).
Two buyers place offers in Englewood Cliffs on the exact same Saturday. One is looking at a 1970s split-level that has been sitting on the NJMLS for four months. The other is chasing an architect-driven new build on Roberts Road that will be under contract before the second open house.
Both buyers are shopping in the exact same ZIP code (07632). Neither is shopping the same market.
If you rely on a town-wide median to price your offer, you will overpay for the first house and drastically underbid the second.
Use this extraction matrix to understand how different real estate portals pull wildly different pricing data for Englewood Cliffs.
Data Source / Portal | Pricing Metric Used | Reported Figure | Why the Number is Misleading |
|---|---|---|---|
Redfin (Broad) | Median Sale Price | ~$1.90M | Drags down the average by heavily weighting older 1970s resale inventory. |
Movoto | Median List Price | ~$3.79M | Over-weights current active listings, which are heavily skewed toward luxury new construction. |
RealtyTrac / AVMs | Estimated Value (AVM) | ~$1.64M - $1.71M | Algorithms fail to distinguish between teardowns and multi-million dollar rebuilds on the same street. |
Redfin (New Construction) | Median List Price | ~$3.69M | Accurate for the top tier, but irrelevant if you are shopping for a mid-century colonial. |
Pull up Englewood Cliffs on four different portals this summer and you will get four entirely different answers. This happens because each algorithm averages a different mix of resale, new construction, and listing versus sold data.
There is a spread of nearly $2M between the lowest and highest "median." The reason is straightforward. The median sale price per square foot is approximately $431 (down 16.3% since last year), and the median broad sale price came in at $1.9M. Both metrics are heavily dragged down by older resale inventory. Meanwhile, there is a cluster of homes for sale matching new construction at a median listing price of $3.69M. The list-side medians on portals like Movoto are pulling from a completely different tier of product than the sold-side median.
A buyer who anchors their expectations on $1.9M and tours a new spec home will feel like the market has lost its mind. A buyer who anchors on $3.79M and tours a 1970s colonial will feel the exact same way in the opposite direction.
The upper tier of Englewood Cliffs is not slow. It is simply disciplined about product quality.
In March 2026, New Jersey Proper closed the highest residential sale ever recorded on NJMLS in Englewood Cliffs with the transaction of 645 Summit Street at $5,400,000, surpassing the previous record of approximately $4.77 million. The home was not a legacy estate; it was a newly constructed, architecturally driven home featuring design by Jordan Rosenberg and interiors by Vanessa DeLeon.
Walk through current inventory and the pattern repeats. Peak Developers' 30 Skyline is a chateau-inspired build of roughly 7,200 square feet with six bedrooms and an infinity-edge pool. A Roberts Road spec home sits on 0.47 acres at approximately 11,500 square feet across three elevator-serviced levels. These are not comps for one another, and they are certainly not comps for the split-level down the street.
The luxury tier in Englewood Cliffs is not a slow market. It is a selective one. Product fit is doing the work that scarcity does elsewhere.
Using broad town medians will cost you equity. Stacy Esser Group provides highly granular, product-specific comparative market analyses (CMA) tailored exactly to your home's condition and sub-area.
Now look at the exact same borough through a different filter. According to broad metrics, the Englewood Cliffs housing market is "not very competitive," scoring a 24 out of 100 on portal indices. On the trailing quarter, multiple offers are rare, average homes sell for about 3% below list price, and properties go pending in around 105 days.
That 105-day figure is not describing the same houses that hit the NJMLS record. It is describing the middle of the borough: 1960s and 70s brick colonials and split-levels that have not been rebuilt.
For a seller in the resale tier, the market friction is real. Buyers looking at $1.5M to $2.2M homes have time. They are cross-shopping Cresskill, Demarest, and Tenafly, where homes for sale in Cresskill stay on the market for an average of 54 days and receive multiple offers. If your Englewood Cliffs resale is priced against the record-setting new builds, it will sit indefinitely. If it is priced intelligently against Cresskill's turnover, it will move.
The practical exercise for both buyers and sellers is to stop pricing by town and start pricing by product tier and street location. Sort your comparables by three specific attributes before you ever run an average:
One reason Englewood Cliffs' new-construction pipeline is so heavily concentrated at the top of the market is that the borough's most visible development fight has been about height and ridgelines, not broad density.
When LG Electronics proposed a new 143-foot-high office tower headquarters atop the Palisades, local zoning laws were ultimately adjusted following a massive coalition settlement. This high-profile episode shaped the borough's political posture toward large-footprint construction. As a result, new residential supply arrives as one-at-a-time, architect-driven rebuilds on existing lots, rather than as sprawling subdivisions or dense townhouse tracts.
When rebuild economics favor the absolute top of the market, the top of the market is what gets built. The middle tier stays stuck with the original 1970s housing stock until the next teardown cycle eventually catches up to it.
If you are pricing an offer or preparing a listing in Englewood Cliffs, using the wrong comp set is the most expensive mistake you can make right now. Stacy Esser Group works both tiers of this market and pulls the hyper-specific sub-area comps that portal medians hide.
Portals like Redfin use a competitiveness score weighted toward broad-market signals like "days on market" and the "share of homes selling above list." The borough's older resale tier drags those aggregate signals down, while the luxury tier trades in a small enough volume that it does not move the overall algorithmic score.
Not on the same pattern. The strongest new-construction transactions in Englewood Cliffs consistently cluster near or right at list price when the finish level, lot, and street location are highly desirable.
Cresskill's new-construction median sits closer to $1.67M with a 54-day median time on market. A buyer at $1.6M to $1.8M in Cresskill is competing against multiple offers. Englewood Cliffs at the exact same price point is a much slower, more negotiable market dominated by older homes.
Active luxury listings on Roberts Road and in North Cliffs are already priced above the previous $5.4M record. Treat that number as a benchmark for what successfully closed, not what the luxury market is currently willing to consider for premium inventory.
Stay up to date on the latest real estate trends.
For most of 2025, inventory levels remained historically low, with less than one month of supply.
With this level of growth, it's no surprise that months of supply are at historic lows.
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