01Multi-family homes in Passaic County, NJ
Passaic County multi-family homes for sale.
Browse multi-family homes for sale in Passaic County, New Jersey. Passaic County is one of New Jersey's strongest multi-family and investment markets, with a deep stock of two- to four-family homes and small apartment buildings throughout the dense river cities of Paterson, Passaic, and Clifton, plus Hawthorne and the city edges. In transit-served, densely populated cities with strong rental demand and prices below neighboring Bergen, multi-family property offers investors reliable income and owner-occupants a practical path to ownership, living in one unit while tenants help cover the mortgage.
Multi-family homes in Paterson and Passaic start in the $400s to $600s, most two- to four-family properties in Clifton and Hawthorne run in the $500s to $800s, and larger buildings climb past $900,000.
Updated Spring 2026
Search Passaic County multi-family homes, 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 multi-family, verify the certificate of occupancy, the legal number of units, the current rent roll and leases, and separate utilities, especially in older Paterson and Passaic buildings. Confirming legal use and understanding the income is as important as the price.
288 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$589,999New - 1/19 19
7 Beds 3 Baths 2,613 Sqft Lot$499,900New167 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 a multi-family property in Passaic County.
Multi-family inventory is deep across Passaic County's cities, and the right property depends on your goals as an investor or owner-occupant. Investors gravitate to Paterson and Passaic for attainable two- to four-family homes with strong rental demand, owner-occupants who want to offset a mortgage favor Clifton and Hawthorne, and buyers seeking value look to the city neighborhoods near rail and downtowns. Paterson in particular, one of New Jersey's largest and densest cities, holds an enormous stock of multi-family housing. Compare the areas below before you choose.
Multi-family character varies across the county. Paterson and Passaic offer the deepest supply and the most attainable prices, with reliable working-class rental demand; Clifton offers well-kept two- and three-family homes with steady tenants; and Hawthorne and the city edges offer smaller-scale multi-family near rail. That range lets multi-family buyers target cash flow in the cities, stability in Clifton, or an owner-occupant foothold near transit.
Older multi-family housing in Paterson and Passaic frequently predates modern codes, so buyers must verify separate utilities, updated systems, and a valid certificate of occupancy for each unit, since bringing a legally non-conforming building into compliance can be costly and is central to multi-family due diligence in the county's cities.
Underwriting each property as a small business from the start is what makes a Passaic County multi-family purchase perform: realistic rents for the specific city or town, a budget for vacancy, turnover, and repairs, and a clear read on the legal unit count and any needed compliance work all determine whether a Paterson, Passaic, or Clifton two- to four-family actually delivers, and the buyers who do that homework, rather than assuming full rents every month, are the ones who capture the steady returns the county's dense, transit-driven rental demand can support.
Life, commute, and the investment case for multi-family buyers in Passaic County.
Multi-family buyers in Passaic County are usually balancing two goals: a home or investment, and reliable rental income. An owner-occupant buying a two- to four-family in Clifton or Hawthorne can live in one unit while rents from the others offset the mortgage, a genuinely practical path to ownership at prices below neighboring Bergen County.
For investors, the case rests on Passaic County's fundamentals: dense, transit-served cities, strong rental demand, and attainable acquisition prices. Buyers weighing Passaic County against other multi-family markets often choose it for the combination of affordable entry, deep inventory, and reliable rents in Paterson, Passaic, and Clifton.
Day to day, multi-family properties sit in the county's walkable, transit-served city neighborhoods, where tenants can reach NJ Transit rail, buses, and downtowns without a car. That walkability and transit access keep units rented and make Passaic County one of the region's more reliable multi-family markets.
For owner-occupants, a Passaic County two- to four-family in Clifton, Paterson, or Passaic can be the difference between renting and owning: the tenant's rent offsets the mortgage at acquisition prices below neighboring Bergen, turning a duplex into a practical wealth-building entry point rather than just an investment.
Property management is the deciding factor in whether a Passaic County multi-family purchase performs: whether an owner self-manages a Clifton two-family or hires out a larger Paterson building, staying on top of maintenance, tenant screening, lease compliance, and local rental rules protects both income and value, and buyers who approach a duplex or triplex as a small business tend to see the steady returns the county's rental demand can support.
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 multi-family 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 multi-family market is among New Jersey's strongest, with deep, attainable inventory in Paterson, Passaic, and Clifton and steady, transit-driven rental demand drawing investors and owner-occupants.
Updated Spring 2026
Within Passaic County, larger buildings and well-kept multi-family in Clifton command the highest prices, while two- to four-family homes in Paterson and Passaic offer the more attainable entry points for investors and owner-occupants. Because rental demand is strong and multi-family inventory is deep, well-located two- to four-family homes near rail and downtowns draw consistent competition and can move quickly when priced correctly. Multi-family values in Passaic County track rents and financing more than the single-family market, and with the county's dense, transit-served cities and strong rental demand at attainable prices, well-located two- to four-family buildings have historically been resilient investments. Call 888-327-6555 for a street-by-street breakdown.
Why buy a multi-family home in Passaic County.
- Deep, attainable inventoryPaterson, Passaic, and Clifton offer a deep supply of two- to four-family homes at prices below neighboring Bergen, a strong base for investment and ownership.
- Strong rental demandDense, transit-served cities create reliable rental demand, supporting multi-family income across the county.
- Owner-occupant pathBuying a two- to four-family and living in one unit is a practical route into ownership, with tenants helping cover the mortgage.
- Transit-served locationsMulti-family properties sit near NJ Transit rail, buses, and city downtowns, keeping units in steady demand.
- Cash flow and valueThe cities offer cash flow at attainable prices, while Clifton and Hawthorne add stability, giving investors a range of strategies.
Amenities & community overview.
A closer look at the neighborhoods, rental demand, and considerations for multi-family 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.
Multi-family ownership in Passaic County works because of the county's density, transit, and attainable prices. In Paterson and Passaic, tenants can walk to rail, buses, and downtowns, keeping units rented at accessible acquisition costs; in Clifton and Hawthorne, well-kept two- and three-family homes offer stability near transit. For owner-occupants, that means a practical foothold in a county priced below its neighbors; for investors, it means reliable demand tied to real fundamentals, density, transit, and jobs, at some of the region's more accessible prices.
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 is the average price of a multi-family home in Passaic County, NJ?
Multi-family prices range from the $400s to $600s in Paterson and Passaic to over $900K for larger buildings, with most two- to four-family homes in Clifton and Hawthorne in the $500s to $800s. Call 888-327-6555 for a property analysis.
Which Passaic County areas have the most multi-family homes?
Paterson and Passaic have the deepest supply and most attainable prices, followed by Clifton and Hawthorne, all with strong, transit-driven rental demand.
Are multi-family homes a good investment in Passaic County?
Yes. Passaic County is one of New Jersey's strongest multi-family markets, with dense cities, strong rental demand, and attainable prices. Results depend on the property, the rents, and the location.
Can I live in one unit and rent the others in Passaic County?
Yes. Owner-occupying a two- to four-family and renting the remaining units is a common, practical path to ownership in Clifton, Hawthorne, and the cities, with tenants helping offset the mortgage.
How strong is rental demand in Passaic County?
Strong. The county's dense, transit-served cities create reliable rental demand, especially near NJ Transit rail and the city downtowns in Paterson, Passaic, and Clifton.
What should I check before buying a multi-family home in Passaic County?
Verify the certificate of occupancy and legal number of units, review the current rent roll and leases, and confirm separate utilities and any needed repairs, especially in older Paterson and Passaic buildings.
How are property taxes on multi-family homes in Passaic County?
Property taxes are based on each municipality's rate and the building's assessed value. The NJ Division of Taxation resource on this page covers rates and appeals, and rental income helps offset the carrying cost.
Is financing different for multi-family homes in Passaic County?
Often. Two- to four-unit properties can use residential financing, especially for owner-occupants, while larger buildings may require commercial loans. We can connect you with lenders experienced in Passaic County multi-family.
How competitive is the multi-family market in Passaic County?
Because rental demand is strong and both investors and owner-occupants compete for it, well-located two- to four-family homes near rail and downtowns can move quickly when priced correctly.
Can Four Point Realty help me buy or sell a multi-family home in Passaic County?
Yes. We help investors and owner-occupants buy and sell two- to four-family properties across Passaic County with a listing fee starting at 1%* and pricing built on real comparables and rent rolls. Call 888-327-6555 to start.
How do I find multi-family listings in Passaic County?
Register for a free account and filter by property type and neighborhood, or call 888-327-6555, since well-priced multi-family properties often move before they are widely marketed.
Which Passaic County areas offer the best rental returns?
Paterson and Passaic typically offer the strongest cash flow at attainable prices, while Clifton and Hawthorne add stability. We can help you weigh the trade-offs.
Should I buy a multi-family or a single-family home in Passaic County?
A multi-family offers rental income and an owner-occupant path, while a single-family offers more space and simpler ownership. We can help you compare both for your goals and budget.
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
Ready to buy? Work directly with Naveen, whether you're buying your first home, relocating, investing, or moving up to a larger house, we guide you every step of the way.
Thinking about selling? Our listing fee starts at 1%*, giving homeowners full-service representation while saving thousands in commission.
Listing fee starting at 1%*. Buyer agent compensation is separate and negotiated per transaction. Naveen Sharma is licensed in NJ & GA. Four Point Realty LLC is licensed in NJ, NY & GA.
Connect with our team βGaurav Sharma
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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