Whether you’re seeking a charming town center, a quiet shoreside retreat, or an upstate escape, homebuyers in New York and New Jersey have more choices than ever.
We asked The Agency’s local experts across the Tri-State area what buyers can expect in each market. They also share insight into each region’s standout traits to help you decide which might be right for you.
Read this before you make a move (thank us later).
Rutherford
NEW JERSEY
Jennifer Darby Metzger
Managing Partner, The Agency Rutherford | City West
Rutherford has long appealed to NYC families. What is keeping demand strong today, and which town or neighborhood deserves more attention from buyers?
I think what people love about Rutherford is that you can be so close to the city and still come home to a town where you know your neighbors and feel part of the community. Walkability is a big part of that appeal. Being able to walk to coffee, dinner, local shops or the train makes everyday life convenient and helps people feel connected to the town. Add beautiful tree-lined streets and homes with real character, and you can understand why people are drawn here.
People come for the convenience, but the sense of community is what makes them stay. As someone who grew up here and runs a second-generation real estate business, that is something I have always appreciated about Rutherford.
One thing buyers should really pay attention to is how a location fits their daily routine. It is worth exploring different parts of town with that in mind. If you commute to New York City, proximity to a bus stop or the train station can make a real difference. Some locations are more convenient for bus commuters, while others offer an easier walk to the train and downtown. The best location really depends on how you live and travel.
What are buyers prioritizing today that they weren’t necessarily asking for several years ago, and how is that changing which towns they consider?
Buyers’ priorities vary, but today the conversation often goes beyond the house itself to how it fits their lifestyle and finances. Some want a large, charming Colonial on a sizable lot with room to spread out and enjoy some privacy. Those homes generally fall toward the higher end of Rutherford’s price range.
Others are looking at how a home can work for them financially. House hacking is a real thing in our area: live in one unit, rent out the other, and use that rental income to help cover the mortgage while building equity over time. Your first home could also be your first investment.
For many buyers, the overall cost of ownership is a major consideration. They are looking at taxes, maintenance and potential renovations along with the purchase price. That can broaden the search to nearby communities in the area we like to call “City West”: towns west of New York City that still offer convenient commuting options. The conversation becomes, “Where can I get the best combination of space, convenience and monthly cost for the way I live?”
We also work with many buyers who are renting in Brooklyn and are ready to purchase a home with more space. They are often surprised by how convenient the commute to Midtown can be. Depending on where they currently live and their transportation options, moving here can offer more space without necessarily adding time to their commute.
What does a buyer’s budget get them in Rutherford today, and which home styles, neighborhoods or amenities are proving particularly desirable?
There is still a range of opportunities in Rutherford, but condition, location and usable space make a big difference. Current asking prices include condos in the $300,000s and $400,000s, single-family options in the $600,000s and $700,000s, and larger or more extensively updated homes above $1 million. Those are starting points for a search, since every property offers a different combination of features.
Much of Rutherford’s character comes from its older homes, including many built in the early 1900s through the 1940s. Some have been extensively renovated, while others offer opportunities to make them your own. The homes that capture Rutherford’s appeal often combine original character with practical updates.
Buyers appreciate the architectural details of an older home, especially when the kitchen, bathrooms and everyday living spaces work for them. A usable yard, parking, flexible rooms and convenient access to downtown or transportation can be just as meaningful as additional square footage.
Featured Local Listings
140 Belford Avenue, Rutherford
Listing Agent: Alexa Micciulli
Under contract
Photographer: Fabio Annunziata
376 Riverside Avenue, Rutherford
Listing Agent: Alexa Micciulli
Photographer: Fabio Annunziata
87 Ridge Road, Rutherford
Listing Agent: Jennifer Darby Metzger
Under contract
Photographer: Visual Marketing and Design
250 Ridge Road, Rutherford **JUST SOLD**
Listing Agent: Jennifer Darby Metzger
Photographer: Visual Marketing & Design
Bergen County
NEW JERSEY
Taylor Lucyk, Founder, Taylor Lucyk Group
The Agency Paramus
What Bergen County communities are standing out to NYC buyers right now?
Ridgewood and Franklin Lakes are the two towns I’d put on a New York City buyer’s radar. Ridgewood appeals to buyers who want to leave the city without giving up a lively downtown. They can enjoy restaurants, shops and a strong sense of community, with a train station right in town that provides easy access into NYC.
Franklin Lakes offers a different kind of luxury: more land, privacy and space to create the lifestyle they want at home, whether that means a pool, outdoor entertaining areas or room for guests. What makes Bergen County so compelling is the range of communities it offers. Buyers can find a version of suburban living that truly fits the way they want to live.
What shifts are you seeing in buyer demographics and motivation right now?
The biggest change I’m seeing is how specific buyers have become. They still want space, but square footage alone isn’t enough. They’re paying close attention to how a home feels and functions every day: natural lighting, a functional kitchen, a dedicated home office as work-from-home continues to become the new norm, comfortable guest space and an outdoor area they’ll actually use. In the luxury market, we’re seeing a stronger pull toward warm, natural materials and softer, organic colors rather than the all-gray, all-white look we saw for so many years.
Featured Local Listings
73 Woodmere Road, Upper Saddle River
Listing Agent: Taylor Lucyk
Photographer: Incustudio
26 Collins Avenue, Closter
Listing Agent: Taylor Lucyk
Photographer: Tim Kuder
Jersey Shore
NEW JERSEY
Cara Ellicott, Broker Manager
The Agency Spring Lake
What shifts are you seeing in buyer demographics and motivation right now?
Spring Lake continues to draw high-net-worth buyers migrating out of NYC, Manhattan, and Brooklyn, along with affluent families moving locally within New Jersey’s coastal corridors.
The biggest post-pandemic shift is the permanent transition from seasonal summer homes to year-round living. Hybrid work schedules allow executives and entrepreneurs to commute into NYC just 1–2 days a week via NJ Transit direct rail or ferry routes from nearby Highlands. Buyers are no longer looking for simple “beach bungalows”—they want turnkey, fully customized, 4,000+ sq. ft. primary residences with dedicated home offices, indoor-outdoor entertaining spaces, and multi-generational living quarters.
What makes Spring Lake stand out compared to other NYC-adjacent coastal or suburban markets?
Spring Lake offers a distinct “unplugged luxury” that is nearly impossible to find in the traditional Westchester or Long Island suburbs. The newly announced Netflix studios are located just 11 miles from Spring Lake in Ft. Monmouth.
Known as the “Jewel of the Jersey Shore,” Spring Lake is defined by grand Victorian, Colonial Revival, and Custom Coastal architecture set on wide, tree-lined avenues with expansive setback lawns.
Plus, its pristine, non-commercialized 2-mile boardwalk has no fast food or flashing lights—just quiet ocean views, historic pavilions, and two oceanfront saltwater pool complexes.
The area’s walkable downtown centered around Third Avenue features boutique shops, gourmet markets, and fine dining, flanked by Spring Lake’s namesake spring-fed lake and idyllic wooden footbridges.
What types of homes and amenities are fetching a premium in today’s market?
Turn-key luxury and architectural details are popular. Buyers are willing to pay a premium to avoid contractor supply-chain delays. Impeccably renovated historic homes or modern coastal builds with cedar shingle exteriors, wrap-around porches, and high-end millwork command top dollar.
Resort-style backyard oases are also in demand. Gunite saltwater pools, custom cabanas with outdoor kitchens/fireplaces, and detached carriage houses (frequently used as guest quarters or home offices) are top priority items.
Proximity to the ocean and town remain vital. Properties within the “East of Third Avenue” quadrant—where residents can comfortably walk or bike to both the beach and town center—continue to drive competitive, multiple-offer scenarios.
Featured Local Listing
13 Rivers Edge Drive, Rumson
Listing Agent: Taylor Lucyk
Photographer: Incstudio
Hoboken & Jersey City
NEW JERSEY
Ashwini “Ash” Kulkarni
The Agency Hoboken
For buyers who want to leave Manhattan or Brooklyn without fully embracing traditional suburban life, what makes Hoboken and Jersey City particularly compelling right now?
“Hoboken and Jersey City are incredibly walkable, and in many ways the lifestyle feels very similar to Manhattan. Hoboken is only one square mile, so you really don’t need a car. If you’re coming from the West Village, Tribeca or Chelsea, you’re probably already comfortable with the PATH, and the commute is incredibly easy. You also have the ferry and bus, plus schools, restaurants, coffee shops, parks and activities all within walking distance.
What really stands out is the quality of housing you can get for the money. For families who still commute into the city, you can have more space, great childcare options and a very quick commute, which means more time with your kids. And if you want a car, you can have one too, which makes weekend trips, beaches, hiking and even a Target run that much easier. The list really goes on.”
Are you seeing NYC buyers approach these markets differently than they did a few years ago, whether in terms of space, luxury amenities, price point or how long they expect to stay?
Absolutely. Buyers are much more bullish on making this move than they were a few years ago. The biggest challenge right now is that higher-end luxury inventory is very limited. We’re seeing greater demand for larger homes, especially those with four or more bedrooms, and more buyers are looking to spend $3 million or more.
More than 70% of my buyer clients have relocated from Manhattan or Brooklyn. A few years ago, many families thought Hoboken or Jersey City would be a temporary stop before moving to the suburbs. That has really changed. More families are staying long term and, instead, buying second homes at the Shore or upstate.
Buyers still really value doormen, parking and amenities, especially for kids and wellness. And as more people are commuting back into the city regularly, the convenience of being close to Manhattan has become even more important.”
A Recently Sold Local Listing
731 Clinton Street, Apt 31, Hoboken
Listing Agent: Ashwini “Ash” Kulkarni
Photographer: Visual Grip
Summit, Morristown, Montclair, & North Coldwell
NEW JERSEY
Aryana Oveissi
The Agency Summit
These communities have long appealed to NYC families. What is keeping demand strong today, and which town or neighborhood do you think deserves more attention from buyers?
Honestly, it is less about the traditional “great schools, great trains” pitch, though yes, obviously those things matter, and more about the fact that these towns offer city families an incredibly easy lifestyle transition. Buyers can trade a 900-square-foot two-bedroom for a wraparound porch, a mudroom, a yard and maybe even a pool without giving up the feeling that they still live somewhere with a pulse.
These communities have their own culture, restaurants, shops, people and personalities. You are gaining space without necessarily sacrificing lifestyle, which is a big reason demand has remained so strong.
Inventory is still thin enough that competition for the best homes can be fierce, but I see the perspective change quickly when out-of-area buyers realize what their New York City budget can buy here. Suddenly, a century-old center-hall Colonial with original millwork, a backyard and mature trees is being compared with a two-bedroom apartment with “city views,” which occasionally means a very nice view of the building next door. The value proposition starts to make a lot more sense.
I also think buyers sometimes begin their search with a very short list of recognizable town names and overlook some incredible communities just beyond them. My under-the-radar picks are Long Hill Township, Berkeley Heights and New Providence. These Route 78 corridor towns may not all have the marquee downtown people initially think they need, but they offer green space, flexible commuting options, larger properties and a genuine small-town sense of community, all within roughly an hour of New York City.
They are the kinds of towns buyers often discover once they stop shopping strictly by reputation and start thinking about how they actually want to live.
On the Essex County side, North Caldwell and Essex Fells are also due for more attention. They are tree-lined, established communities with beautiful properties, larger lots and a wonderful mix of grand older estate homes and sophisticated new construction. There is tremendous pride in the schools, academics and competitive sports, and neighborhoods where people genuinely seem to know one another. They sit quietly near all the energy of Montclair and the Bloomfield Avenue corridor without necessarily getting the same headlines, which is part of their appeal.
Beyond schools and the commute, what lifestyle factors are driving moves here now?
It is culture, in the most literal sense. Each of these towns has its own personality, and I think today’s buyers are paying much more attention to that.
Montclair has a dynamic, diverse, artsy energy that can feel more like a small city than a suburb. There are incredible restaurants, independent shops, cultural events and jaw-dropping older homes with the kind of architectural details you simply cannot recreate. You can eat your way through an impressive number of cuisines without leaving the area, and there is always something happening.
Summit and Short Hills feel more polished, with beautiful downtowns, boutique shopping, restaurants and an ease of lifestyle that appeals to buyers who still want that walk-out-the-door-and-do-something feeling. Morristown brings another personality entirely, with history, restaurants, nightlife, The Green and a downtown that stays active well beyond dinner.
And across all of these communities, one of the biggest luxuries is simply space. Not just square footage, but actual breathing room. Mature trees. A backyard where the kids and dog can run. A driveway that fits more than one car. A home office that is not also the dining room. Space to entertain family and friends without moving furniture every time someone comes over.
That has become increasingly important as people spend more time living, working and entertaining at home.
One thing I tell buyers all the time is: date the town before you marry it.
Spend a Saturday there. Grab coffee, walk the downtown, go to dinner, visit the parks, drive through the neighborhoods and see where people actually spend their time. The commute and school ratings can live on a spreadsheet. The personality of a town cannot.
Ultimately, the best community is not necessarily the one with the biggest name. It is the one where you can picture what your Saturday morning looks like, who your neighbors might be, where you will grab dinner on Friday night and what kind of life happens outside the four walls of the house. That is the part buyers are increasingly shopping for.
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Hudson Valley & Rockland
NEW YORK
Mary Krische
The Agency New City
For buyers willing to go a little farther from Manhattan, where are you seeing the strongest interest and what is motivating the move?
Many buyers are coming from NYC to either completely relocate or find a second/weekend home. In Rockland and Westchester counties, the demand is in the River towns. In Rockland, Nyack, Piermont, Sparkhill, Grandview and the Palisades.
In Westchester, Tarrytown, Irvington, Sleepy Hollow, Hastings on Hudson, and Dobbs Ferry. Water views, tranquility and views of the Hudson and mountains are still high on buyers’ lists. They want peaceful, quiet surroundings.
Coming from the City, they also like the River towns with the cafes, restaurants and coffee shops in walking distance. Parks, walking trails and convenient transportation to the city also rank high on the list. They want to come home and escape the noise and congestion of city life. Many young couples come for a yard and schools to raise their families.
Are buyers primarily seeking more house and land for their money, or has the appeal evolved to include lifestyle, downtowns, outdoor recreation and hybrid-work flexibility?
I think all of the above and most of this pertains to the first question above. Hybrid work flexibility has provided many opportunities to live in an area you like and not have to worry about a long commute to the city. Land and money depend on the buyer.
Rockland definitely has more land and opportunity to live directly on the water. Westchester has Metro North and more direct access to the city. It is also more congested, with lots smaller and higher taxes than Rockland.
A Recently Sold Listing
2 Tompkins Court, Nyack
Listing Agent: Jeffrey Ramundo and Mary Krische
Photographer: Zillow Listing Media Services
WESTCHESTER COUNTY
NEW YORK
Lizette Sinhart
The Agency Chappaqua
Which Westchester communities are standing out to NYC buyers right now, and where do you see an especially compelling combination of commute, lifestyle and value?
I’m seeing NYC buyers broaden their search considerably. The Rivertowns such as Irvington and Hastings as well as Scarsdale, Larchmont & Rye Brook—continue to get a lot of attention because buyers love the short commute to NYC. But affordability is pushing people to look beyond the towns they may have initially heard about.
Pleasantville and Mount Pleasant are increasingly compelling because you can still get that strong community feel and convenient access to the city, while often getting more house and property for your money than in some of the southern Westchester markets. Mount Kisco is another one I think buyers should pay attention to. It has a true downtown, its own Metro-North station, restaurants and shopping, and the housing stock gives buyers options at different price points.
For buyers who want something more urban and don’t necessarily want the traditional suburban experience, White Plains continues to make sense. You have a major Metro-North station, restaurants, shopping and a much more city-like environment.
What are buyers prioritizing today that they weren’t necessarily asking for several years ago—and how is that changing which Westchester towns they consider?
The biggest change I see is that buyers are much more specific about lifestyle. Several years ago, I would hear, “I need good schools and a reasonable commute.” Those are obviously still important, but now the list is much longer.
Buyers want a home office—or two. They want usable outdoor space. They care about walkability, restaurants, coffee shops and having a real downtown nearby. And because home prices, mortgage rates and property taxes have made affordability more challenging, they’re paying much closer attention to condition. The completely renovated, move-in-ready house carries a real premium because buyers understand how expensive renovations have become.
That has actually been good for the broader Westchester market because buyers are more willing to explore. Someone may start by telling me they only want Scarsdale, Larchmont or one of the Rivertowns, and after we really talk about what they want their day-to-day life to look like and budget, we may end up looking at Pleasantville, Mount Pleasant, Mount Kisco, White Plains or farther north.
The biggest shift is that buyers aren’t simply buying a house or a school district anymore—they’re buying the lifestyle around the house. And that’s opening their eyes to parts of Westchester they might never have considered five or ten years ago.
Featured Local Listing
1 Stella Road, Thornwood
Listing Agent: Lizette Sinhart
Rendering: Signature Building Systems
Aerial Photography: Clearview Media
