01Commercial properties in Passaic County, NJ
Passaic County commercial properties for sale.
Browse commercial properties for sale in Passaic County, New Jersey. Passaic County is a significant commercial market, anchored by the high-traffic Route 3, 46, and 23 retail corridors, the office and retail hub around the Willowbrook Mall in Wayne, the walkable downtowns of the river cities, and a deep base of industrial and flex space rooted in Paterson's manufacturing heritage. For investors, business owners, and developers, the county offers retail, office, mixed-use, and industrial opportunities near a large, diverse population, generally at prices below neighboring Bergen.
Commercial property in Passaic County spans retail and mixed-use along the Route 3, 46, and 23 corridors, office near the Willowbrook Mall in Wayne, walkable storefronts in the city downtowns, and industrial and flex space in Paterson and Passaic, at a wide range of price points by use and location.
Updated Spring 2026
Search Passaic County commercial properties, updated in real time.
Explore the latest homes for sale in Passaic County, NJ, updated in real time so you see accurate availability and pricing across the river cities, the established suburbs, and the Highlands lake towns.
Passaic County is served by districts including Wayne and Passaic Valley and by William Paterson University, with St. Joseph's University Medical Center in Paterson and NJ Transit rail and buses into New York. Use the price-range pages below to narrow your search, or call 888-327-6555 for a town-by-town update.
With commercial property, confirm zoning, permitted uses, parking, and any environmental history before you commit, especially on older Paterson and Passaic industrial sites, where remediation may be required. Due diligence on use, condition, and any environmental issues is as important as price.
399 Properties Available In Passaic
- 1/23 23
3 Beds 2 Baths 3,920 Sqft Lot$599,999Coming Soon526 E 25Th St, Paterson City, NJ 07514
Listed by KELLER WILLIAMS CITY VIEWS REALTY
Multi-Family, Commercial
- 1/41 41
6 Beds 5 Baths 3,000 SqFt$999,000Open Sat 1PM-3PM - 1/48 48
6 Beds 4 Baths 2,013 SqFt$949,000Open Tue 4PM-5:30PM56 Garden Ave, Woodland Park, NJ 07424
Listed by BHHS VAN DER WENDE PROPERTIES
Multi-Family, Commercial
- 1/37 37
8 Beds 2 Baths 3,484 Sqft Lot$875,000Open Sat 12PM-3PM - 1/48 48
6 Beds 5 Baths 5,227 Sqft Lot$899,999Open Sun 2PM-4PM - 1/49 49
3 Beds 2 Baths 1,159 SqFt$429,000Open Wed 1PM-4PM - 1/16 16
6 Beds 4 Baths 2,613 Sqft Lot$855,500Open Sat 12PM-3PM - 1/45 45
10 Beds 8 Baths 6,200 SqFt$3,250,000New - 1/6 6
8 Beds 4 Baths 2,400 SqFt$799,999Coming Soon252 N 7Th St, Prospect Park Boro, NJ 07508
Listed by SYLVER PROPERTY GROUP LLC
Multi-Family, Commercial
- 1/4 4
10 Beds 4 Baths 2,700 SqFt$860,000New - 1/33 33
4 Beds 3 Baths 3,920 Sqft Lot$750,000New69 Buschmann Ave, Haledon Boro, NJ 07508
Listed by HOWARD HANNA RAND REALTY
Multi-Family, Commercial
- 1/25 25
6 Beds 3 Baths 3,484 Sqft Lot$649,000New 
8 Beds 3 Baths 1,742 Sqft Lot$549,000New- 1/21 21
6 Beds 3 Baths 2,613 Sqft Lot$559,000New - 1/21 21
4 Beds 4 Baths 2,382 SqFt$499,000New - 1/35 35
6 Beds 2 Baths 2,613 Sqft Lot$725,000New - 1/50 50
7 Beds 3 Baths 3,200 SqFt$679,000New - 1/25 25
7 Beds 3 Baths 2,613 Sqft Lot$499,000New - 1/30 30
4 Beds 4.5 Baths 2,613 Sqft Lot$899,000New598 Van Houten Ave, Clifton City, NJ 07013
Listed by COLDWELL BANKER REALTY
Multi-Family, Commercial
- 1/50 50
6 Beds 3 Baths 3,100 SqFt$889,000New - 1/3 3
7 Beds 2 Baths 2,613 Sqft Lot$379,900New - 1/21 21
8 Beds 3 Baths 2,613 Sqft Lot$885,000New - 1/15 15
8 Beds 4 Baths 19,998 SqFt$589,999Active - 1/19 19
7 Beds 3 Baths 2,613 Sqft Lot$499,900Active167 Pearl St, Paterson City, NJ 07501
Listed by CASA REAL PROPERTY GROUP LLC
Multi-Family, Commercial
explore listings in Passaic
02Explore Communities & Market
Where to buy commercial property in Passaic County.
Commercial real estate in Passaic County spans busy retail corridors, a suburban office and retail hub, and urban industrial zones, and the right property depends on your use. Retail investors and business owners gravitate to the Route 3, 46, and 23 corridors and the Willowbrook area in Wayne, mixed-use and storefront buyers favor the walkable downtowns of Paterson, Passaic, and Clifton, and industrial and logistics investors look to Paterson and Passaic, where the county's manufacturing heritage left a deep stock of industrial and flex space. Compare the corridors below before you choose.
Commercial character shifts across the county. The Route 3, 46, and 23 corridors carry high-traffic retail and auto uses; Wayne's Willowbrook area anchors suburban retail and office; the river-city downtowns offer walkable, dense storefronts and mixed-use; and Paterson and Passaic offer industrial and flex space serving the region. Matching the property to the corridor and use is central to a sound Passaic County commercial purchase, and prices generally run below the county's eastern neighbors.
Triple-net versus gross lease structures, tenant credit, and remaining lease term drive value on tenanted Passaic County commercial assets, so investors underwrite the rent roll and tenant quality as closely as the building, particularly along the busy retail corridors where traffic and co-tenancy matter.
Commercial buyers in Passaic County are well served by matching their capital and strategy to the right corridor and format: high-traffic retail along Routes 3, 46, and 23 and near Willowbrook tends to command a premium, walkable city-downtown storefronts and mixed-use trade on foot traffic, and older industrial in Paterson and Passaic can offer value for buyers with a repositioning plan, so understanding which segment fits the buyer's goals, whether steady income, owner-occupancy, or value-add, is the foundation of a sound purchase in one of northern New Jersey's larger, more affordable commercial markets.
The business case, location, and market for commercial buyers in Passaic County.
Commercial buyers in Passaic County are buying access to a large, dense, and diverse population at attainable prices. A retail or restaurant owner along the Route 3 or 46 corridor or in a city downtown taps into heavy traffic and dense neighborhoods, while an office or flex investor near Willowbrook or in the cities reaches a broad regional workforce, all generally at lower entry costs than neighboring Bergen.
For investors, the case rests on Passaic County's fundamentals: a large population, high-traffic retail corridors, a suburban office and retail hub at Willowbrook, and a deep industrial base. Buyers weighing Passaic County against pricier neighbors often choose it for the combination of strong demand and attainable pricing across retail, office, and industrial uses.
Location within the county matters as much as price: a Route 3 or 46 retail pad trades on traffic counts, a city downtown storefront on foot traffic, a Willowbrook-area office on suburban access, and a Paterson industrial building on logistics and space. Matching the asset to its market is the core of a sound Passaic County commercial purchase.
Business owners choosing Passaic County are often buying proximity to a large, dense, and diverse customer base at attainable prices: the county's population and its high-traffic Route 3, 46, and 23 corridors support demand for retail, office, and mixed-use, generally at lower entry costs than neighboring Bergen.
Repositioning and mixed-use conversion are increasingly important themes in Passaic County commercial real estate, as owners adapt older office and industrial space to new demand while the retail corridors and walkable downtowns stay active, so for buyers with vision and the right due diligence, that shifting landscape can create value, but it makes understanding zoning, corridor, and demand essential.
Search Passaic County homes by price.
Jump to a price range or property type that fits your search, browse the Passaic County area guide, or check current open houses. Every link below is a live page.
Browse Passaic County towns & neighborhoods.
Explore our town-by-town guides near Passaic County and across Passaic County. Each guide covers local neighborhoods, schools, commute options, and current listings.
Passaic County open houses.
Browse upcoming open houses in Passaic County, or register for weekly alerts. Call 888-327-6555 to schedule a private showing any day of the week.
Homes for sale by property type.
Explore every type of home in and around Passaic County through our Passaic County property pages: single-family homes, urban, suburban, and Highlands homes, townhomes and condos, new construction, 55+ active-adult communities, and multi-family investment properties.
The Passaic County commercial market, by the numbers.
The median list price in Passaic County, NJ is currently $525K, about $310 per square foot. Homes here average 45 days on market with roughly 900 active listings. Updated Spring 2026.
Passaic County's commercial market is anchored by the Route 3, 46, and 23 retail corridors, the Willowbrook office and retail hub in Wayne, the river-city downtowns, and a deep industrial base, generally at prices below neighboring Bergen.
Updated Spring 2026
Within Passaic County, prime Route 3 and Willowbrook-area retail and office command the highest values, while city-downtown storefronts, mixed-use, and industrial and flex space offer more attainable entry points. Commercial demand tracks the county's population, traffic, and industrial activity more than season, so well-located Passaic County properties, especially along the retail corridors and in the walkable downtowns, tend to attract steady investor and business-owner interest. Passaic County's commercial values increasingly reflect the strength of its retail corridors and walkable city downtowns versus older office and industrial space, so the corridor and format matter as much as the county-wide trend when pricing commercial property here. Call 888-327-6555 for a street-by-street breakdown.
Why buy commercial property in Passaic County.
- High-traffic retail corridorsThe Route 3, 46, and 23 corridors carry heavy traffic, anchoring retail, auto, and big-box demand across the county.
- Willowbrook office and retail hubWayne's Willowbrook area anchors suburban retail and office, supporting investment and owner-occupancy.
- Walkable city downtownsPaterson, Passaic, and Clifton offer dense, walkable storefronts and mixed-use powered by large populations and foot traffic.
- Deep industrial basePaterson and Passaic offer industrial and flex space rooted in the county's manufacturing heritage, serving the region.
- Attainable pricingPassaic County commercial generally prices below neighboring Bergen, offering value across retail, office, and industrial uses.
Amenities & community overview.
A closer look at the corridors, uses, and considerations for commercial buyers in Passaic County.
- Browse all homes for sale in Passaic County or explore the wider Passaic County market.
- Compare Passaic County neighborhoods and home styles before choosing, from attainable options to its premier properties.
- Weigh your commute: Route 3, Route 46, Route 23, Route 20, Interstate 80, and the Garden State Parkway, plus the NJ Transit Main and Bergen County lines run through Paterson, Clifton, Passaic, and Hawthorne toward Hoboken and Secaucus with connections to New York, the Montclair-Boonton Line serves the Wayne area, and extensive buses reach the Port Authority in Manhattan.
- Explore the Great Falls of the Passaic River, Garret Mountain Reservation, and the Highlands lakes and forests, with parks, dining, and rail access nearby.
- Call 888-327-6555 for a live, neighborhood-by-neighborhood market update in Passaic County.
Commercial ownership in Passaic County means choosing a corridor as much as a building. The Route 3, 46, and 23 corridors and the Willowbrook area offer high-traffic retail and suburban office; the river-city downtowns of Paterson, Passaic, and Clifton offer walkable, dense storefronts and mixed-use; and the cities' industrial zones offer flex and logistics space rooted in the county's manufacturing past. For investors and business owners, matching the property to the corridor, use, and tenant base, at prices generally below neighboring counties, is the key to a purchase that performs in one of northern New Jersey's larger commercial markets.
Resources for buyers & sellers.
Local and county government, schools, healthcare, transportation, parks, and financial assistance relevant to Passaic County, NJ buyers and sellers, every link verified and described below.
First-time home buyer programs in Passaic County.
First-time buyer in Passaic County or Passaic County, NJ? The New Jersey Dream Homeownership Program from NJHMFA helps eligible buyers with affordable financing, down payment and closing-cost assistance, and homebuyer education. Special options are available for military members, public safety professionals, educators, and healthcare workers.
03Connect for Answers
Frequently asked questions.
What types of commercial property are available in Passaic County, NJ?
Passaic County offers retail and mixed-use along the Route 3, 46, and 23 corridors, office and retail near Willowbrook in Wayne, walkable downtown storefronts in the cities, and industrial and flex space in Paterson and Passaic. Call 888-327-6555 to discuss a use.
Where are the main retail corridors in Passaic County?
The Route 3, 46, and 23 corridors carry the county's heaviest retail traffic, and the Willowbrook Mall area in Wayne anchors suburban retail and office.
Where is the best downtown retail in Passaic County?
The walkable downtowns of Paterson, Passaic, and Clifton offer dense, high-foot-traffic storefronts and mixed-use, serving large, diverse populations.
Is Passaic County a good place to invest in commercial real estate?
Many investors think so, citing large populations, high-traffic corridors, a deep industrial base, and attainable pricing below neighboring Bergen. Results depend on the property, the tenants, and the location.
What should I check before buying commercial property in Passaic County?
Verify zoning and permitted uses, parking, lease terms if tenanted, and any environmental history, especially on older Paterson and Passaic industrial sites. Due diligence on use, condition, and remediation is essential.
Are there mixed-use properties in Passaic County?
Yes. The city downtowns of Paterson, Passaic, and Clifton have extensive ground-floor retail with residential or office above, a format that benefits from the county's dense populations and foot traffic.
How are property taxes on commercial real estate in Passaic County?
Commercial property is assessed on value and taxed at each municipality's rate. The NJ Division of Taxation resource on this page covers assessment and appeals; we can help you estimate carrying costs.
Can I buy a building for my own business in Passaic County?
Yes. Many business owners buy owner-occupied commercial or mixed-use property in Passaic County to control costs and build equity, often at prices below neighboring counties. We can help you find suitable space.
How is financing different for commercial property?
Commercial purchases typically use commercial loans with different terms, down payments, and underwriting than residential. We can connect you with lenders experienced in Passaic County commercial real estate.
Can Four Point Realty help me buy or sell commercial property in Passaic County?
Yes. We assist investors and business owners with commercial and mixed-use property across Passaic County. Call 888-327-6555 to discuss your goals and current opportunities.
How do I find commercial listings in Passaic County?
Call 888-327-6555 or register for a free account, since commercial and mixed-use opportunities are often marketed differently than residential and may not appear on consumer sites.
What corridors should commercial investors focus on in Passaic County?
The Route 3, 46, and 23 retail corridors, the Willowbrook area in Wayne, the walkable city downtowns, and the Paterson and Passaic industrial zones are the county's primary commercial markets. We can help you target the right one.
Should I buy or lease commercial space in Passaic County?
Buying builds equity and controls costs, while leasing preserves flexibility. We can help you weigh both for your business and capital.
Why choose Four Point Realty for your search.
Buying or selling a home is one of the biggest financial decisions you will make. Four Point Realty is a trusted NJ real estate resource led by Naveen Sharma, offering current listings, strong local market knowledge, and honest insights from the first showing to the closing table. Call 888-327-6555 today.
Naveen Sharma
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Broker of Record (NY). Licensed in NJ, NY & GA. Gaurav leads the Four Point Realty agent team and guides clients through pricing, negotiation, and closing, keeping every transaction smooth, transparent, and on schedule. My goal is always to help you make smart decisions by providing market insights, expert negotiation, and personalized guidance.
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