The Edgewater Insider
A Curated Guide to Gold Coast Living
Edgewater is where Manhattan's skyline meets Gold Coast sophistication — luxury waterfront condos with panoramic Hudson River views, a ferry ride that takes less time than a subway transfer, and the kind of elevated lifestyle that draws discerning buyers from across the tri-state area. As a REALTOR licensed since 1993 navigating the GWB corridor, Scott Selleck has watched this waterfront community transform from a small waterfront community into one of New Jersey's most sought-after addresses. Nobody understands this market's evolution — or its trajectory — more intimately.
Edgewater, NJ | Quick Facts · Updated August 2026
What is the median home price in Edgewater, NJ?
The median list price in Edgewater is approximately $703,000 as of August 2026, based on NJMLS data. Waterfront condos with Manhattan skyline views run $380 to $450 per square foot, while single-family homes command $571 or more per square foot. The average days on market is 58 days.
How long is the commute from Edgewater to Manhattan?
Edgewater offers a 15-minute NY Waterway ferry ride to Midtown Manhattan, faster than most NYC subway commutes. NJ Transit buses 158 and 755 serve River Road, and the GW Bridge is 10 to 20 minutes by car off-peak. A free municipal shuttle connects neighborhoods to the ferry landing during peak hours.
Is Edgewater a good place to live?
Edgewater is a borough on Bergen County's Gold Coast offering luxury waterfront condos, panoramic Hudson River and Manhattan skyline views, waterfront dining, and a sub-20-minute commute to NYC. Its combination of elevated lifestyle and effortless NYC access makes it one of New Jersey's most sought-after Gold Coast addresses.
What schools serve Edgewater, NJ?
Edgewater Public Schools serve K-6 with George Washington School (PK-2) and Eleanor Van Gelder School (3-6). For grades 7-12, students attend Leonia Public Schools. Bergen County Academies magnet school is accessible via countywide application. For enrollment data and performance reports, visit the NJ Department of Education at nj.gov/education.
Edgewater by the Numbers
The 32-Year Authority Perspective
Stable pricing signals sustained demand for waterfront living in the Gold Coast corridor.
Condos run ~$380–$450/sq ft; single-family homes command $571+/sq ft.
Well-priced waterfront condos move quickly; overpriced listings sit. Pricing strategy is everything.
NY Waterway ferry from Edgewater to Midtown — faster than most NYC subway commutes.
For Buyers: What the Data Tells You
The average 58-day DOM means well-priced waterfront inventory is absorbed within two months. If you're eyeing a luxury condo with Manhattan views in a premium building, you likely have a narrow window before the next buyer does. The market rewards decisiveness.
Price per square foot has held firm despite national softening — a direct reflection of Edgewater's irreplaceable location. You're not buying square footage; you're buying a position on the Hudson with a commute that most suburbs can't touch.
For Sellers: The Condo-Market Nuance
Here's what most agents won't tell you: the Edgewater condo market has an inventory balance that rewards strategic pricing over aggressive listing. There are units sitting — not because the market is weak, but because they were priced on aspiration, not data.
Scott's advisory approach focuses on net proceeds, not speed. The goal isn't a fast sale — it's the right sale at the right number. Having been licensed since 1993 in this market, the difference between an optimized listing strategy and a "let's see what happens" approach is measured in tens of thousands of dollars.
Current inventory snapshot: Active listings vary by building and unit class. Waterfront units with unobstructed views and modern finishes move fastest. Units needing updates or with interior-facing positions require more strategic positioning. Scott can provide a building-by-building breakdown for your specific property.
Why Edgewater?
A narrow borough along the Hudson that delivers something no other Bergen County town can: a genuine waterfront lifestyle with a sub-20-minute ferry commute to Manhattan.
Manhattan Skyline Views
The Edgewater promenade delivers unobstructed panoramas of the Manhattan skyline, the George Washington Bridge, and the Hudson River stretching south to the Statue of Liberty. On a clear evening, sunset from the waterfront is genuinely spectacular — and it's your everyday backdrop.
Effortless NYC Commute
Three commute modes, one address. The NY Waterway ferry crosses to Midtown in 15 minutes with skyline views the whole way. NJ Transit bus routes 158 and 755 serve River Road. Or drive the GWB in 10–20 minutes off-peak. A free municipal shuttle connects neighborhoods to the ferry landing.
Hudson River Walkway
Direct access to the Hudson River Waterfront Walkway — one of the finest urban waterfront promenades in the country. Miles of uninterrupted walking, jogging, and cycling along the river, connecting north to Fort Lee and south toward Weehawken and beyond.
Waterfront Dining
From the polished steaks at Fleming's to the waterfront terrace at Haven, Edgewater's dining scene punches well above its weight. De Novo's European-style patio, the River Palm Terrace's legendary seafood — eating with a Manhattan skyline view is a Wednesday night here, not a special occasion.
Upscale Retail & Grocery
The Promenade and Edgewater Commons anchor major retail along River Road. Whole Foods, H Mart — a destination for the Korean food community — and ShopRite cover every grocery need. Fort Lee's shopping corridor and Palisades Center are minutes away for expanded options.
Year-Round Appeal
Summer means waterfront dining and evening strolls along the promenade. Fall brings foliage-framed skyline views that look like a movie set. Even winter delivers — holiday lights across the Hudson from your living room window. Edgewater's orientation on the river makes every season a feature, not a compromise.
Your Edgewater Relocation Playbook
Everything you need to know before making the move
Commute Optimization
NY Waterway Ferry
- → Edgewater Ferry Terminal → W. 39th St (Midtown): ~15 min
- → Edgewater Ferry Terminal → Brookfield Place: ~20 min
- → Edgewater Ferry Terminal → Pier 11/Wall Street: ~25 min
- → Fares: ~$12–$19 depending on route & peak/off-peak
- → Free municipal shuttle to ferry landing during peak hours
NJ Transit Bus
- → Route 158: Edgewater → GWB Bus Terminal, ~25–35 min
- → Route 755: Edgewater → Port Authority, ~40–55 min
- → Routes run along River Road with frequent stops
- → Reliable for commuters who prefer bus to ferry
Driving via GWB
- → Edgewater → GWB: 10–20 min (off-peak)
- → GWB → Midtown: additional 10–20 min
- → Toll: $14.79 off-peak / $16.79 peak (E-ZPass, as of August 2026)
- → Rush hour total: 45–75 min; ferry is more predictable
Dining & Retail — Curated
Haven Riverfront Restaurant
Panoramic Hudson River and Manhattan skyline views. One of the most scenic restaurant settings in Bergen County.
The River Palm Terrace
Legendary seafood and prime steaks in a refined waterfront setting. A local institution for decades.
Fleming's Prime Steakhouse
Prime cuts, extensive wine list, polished dining at The Promenade. The most refined dining option on the waterfront.
De Novo European Pub
Lively atmosphere, outdoor patio seating, craft cocktails. The neighborhood gathering spot on River Road.
Arigato
Creative Japanese cuisine and sushi along the River Road corridor. A standout in Edgewater's Asian dining scene.
Mitsuwa Marketplace
Iconic Japanese grocery with food court featuring Ramen Santouka, mochi shops, and imported goods. A regional draw.
Schools & Community
Edgewater Public Schools (K–6)
- George Washington School — Grades PK–2
- Eleanor Van Gelder School — Grades 3–6,
Leonia Public Schools (7–12 Feeder)
- Leonia Middle School — Grades 7–8
- Leonia High School — Grades 9–12, academics, AP courses, athletics
- Bergen County Academies magnet school accessible via county application process
Pet Services
- Animal General on Hudson — 725 River Rd
- Edgewater Animal Hospital — 890 River Rd
- Hudson River Waterfront Walkway — ideal for daily walks with pets along the river
Medical
- CityMD Edgewater — Urgent care, 461 River Rd
- Hackensack Meridian Health — Full hospital system, ~15 min drive
- Holy Name Medical Center — Teaneck, ~10 min, comprehensive services
- Prompt-MD — Fort Lee, urgent care
Parks & Outdoor
- Hudson River Waterfront Walkway — Miles of riverfront promenade
- Edgewater Waterfront Park — Green space along the river
- Veterans' Memorial Park — Playgrounds, community gathering
- Palisades Interstate Park — Hiking along the Hudson cliffs, just west of Edgewater
Renting in Edgewater
A waterfront lifestyle without the down payment.
Rental Market Snapshot
What Renters Are Paying
| Unit Type | Monthly Rent |
|---|---|
| Studio | $2,500 — $3,000/mo |
| 1 Bedroom | $2,800 — $3,500/mo |
| 2 Bedrooms | $4,200 — $5,200/mo |
| 3 Bedrooms | $5,000 — $6,700/mo |
Average rent across all unit types: approximately $3,600/mo. Rents have risen roughly 3% year-over-year.
What You Get for That Rent
Edgewater rentals include many waterfront and river-view buildings along River Road and the Gold Coast corridor. Most multi-family buildings offer assigned parking, on-site laundry, and access to the Hudson River Walkway. Newer developments include doorman service, fitness centers, and rooftop terraces. Pet-friendly buildings are common, though most charge a monthly pet rent of $25 to $50.
New Jersey Is One of the Most Renter-Friendly States in the Country
Security Deposit Protection
New Jersey caps security deposits at 1.5 months' rent. Landlords must hold your deposit in a separate interest-bearing account, and all accrued interest belongs to you. When you move out, your deposit must be returned within 30 days with an itemized statement of any deductions.
Anti-Eviction Protections
New Jersey's Anti-Eviction Act requires landlords to demonstrate just cause to terminate a tenancy, even at the end of a lease. This means you cannot be non-renewed without reason. Rent increases must also follow established notice requirements.
Required Disclosures
Before signing a lease, your landlord must provide a Truth in Renting statement explaining your rights, the required notice period for rent increases, and the terms under which your deposit is held. This disclosure is mandated by state law.
Source: New Jersey Department of Community Affairs, Rent Security Deposit Act (N.J.S.A. 46:8-19 through 46:8-26)
Living the Waterfront Life
A first-person perspective from someone who calls Edgewater home.
My family lives along the Edgewater waterfront, and the lifestyle is exactly what people picture when they think Gold Coast. Evenings are spent walking the promenade along the Hudson, meeting neighbors, watching the sunset over the Manhattan skyline. It is a pet-friendly area with wide sidewalks and green space built for being outside.
Daily errands are walkable in a way that surprises most people. Trader Joe's, Hope Foods, coffee shops, and restaurants are all within a short walk of the riverfront buildings. For a quick trip into the city, the 158 bus picks up right at Route 5 and takes you directly into Manhattan. The NY Waterway ferry from the Edgewater landing gets you to Midtown in 15 minutes.
The restaurants along River Road have become a genuine community gathering spot. From waterfront dining at Haven and The River Palm Terrace to casual spots like De Novo and the cafes at City Place, there is always somewhere to walk to. For renters, this is the part that is hard to find anywhere else in Bergen County at this price point: a real neighborhood with a real waterfront lifestyle, not just an address.
Scott Selleck has lived in Edgewater for over a decade. If you are considering a move to the Gold Coast, he can walk you through what to expect as a renter and help you find the building and neighborhood that fits your life.
Commute Options for Renters
NY Waterway Ferry
- → Route: Edgewater Ferry Landing to Midtown Manhattan
- → Time: 15 minutes to West 39th Street
- → Frequency: Every 20-30 minutes during peak hours
- → Monthly pass: approximately $380
- → Best for: Daily commuters to Midtown
NJ Transit Bus 158
- → Route: Bergen Boulevard / Route 5 to Port Authority
- → Time: 35-50 minutes depending on traffic
- → Monthly pass: approximately $110 (Zone 2)
- → Best for: Budget-conscious commuters, Penn Station access
Driving
- → Route: Route 5 to GWB, then into Manhattan
- → Time: 10-20 minutes to GWB (off-peak), 30-60 minutes to Midtown
- → Tolls: GWB $16 cash, $13.75 E-ZPass off-peak
- → Parking: Most Edgewater rental buildings include one assigned space
Renters in Edgewater also have easy access to the Hudson-Bergen Light Rail at the Edgewater Landing station, connecting to Weehawken, Hoboken, and Jersey City.
What It Actually Costs to Rent in Edgewater
Monthly Rent
Median $3,600/mo
for a typical 1-2 bedroom apartment
Security Deposit
Capped at 1.5 months' rent
by NJ law, held in escrow
Utilities
Electric $100-$155/mo
gas $50-$70/mo, water $40-$55/mo
Internet
Comcast and Verizon Fios
$60-$90/mo for standard plans
Parking
Most buildings include one space
Additional spaces $100-$200/mo
Pet Costs
Monthly pet rent $25-$50
Some buildings require a one-time pet deposit
All figures are estimates based on current Edgewater market data as of August 2026. Actual costs vary by building, unit size, and lease terms.
Why Work With The Selleck Group
Scott Selleck has spent his career specializing in the George Washington Bridge corridor — he's watched Edgewater evolve from a small waterfront town into one of New Jersey's most sought-after Gold Coast addresses. That institutional knowledge isn't something you can Google; it's built deal by deal, building by building, decade by decade.
His approach is advisory, not transactional. He doesn't just show you homes — he guides the full relocation decision, from understanding which Edgewater building has the best long-term appreciation trajectory to mapping out the optimal commute for your work schedule. While most agents are part-time operators juggling unrelated lives, Scott's focus is relentless and singular: the people moving into and out of this corridor.
Licensed in New Jersey. A seamless transition for buyers coming from NYC who want a local expert who understands both markets.
Delphi AI Concierge
24/7 AI assistant trained on Edgewater market data — answers questions when Scott's on a call.
Who Should Consider Edgewater?
NYC Commuters
NY Waterway ferry to Midtown in 15 min — faster than most NYC subway commutes. NJ Transit buses 158 and 755 along River Road. Free municipal shuttle to ferry landing during peak hours.
Schools & Education
Edgewater Public Schools (K–6) feed into Leonia Public Schools (7–12). Eleanor Van Gelder School . Bergen County Academies magnet accessible via county application.
Luxury Buyers
Median list price of $703K. Waterfront condos with panoramic Manhattan views, average $380–$450/sq ft. Luxury buildings with doormen, pools, and rooftop terraces.
First-Time Buyers
Entry-level condos offer access to the Gold Coast lifestyle at a lower price point. The ferry commute alone is worth the move for many NYC professionals.
Downsizers
Waterfront condos with doormen, parking, and Hudson River views appeal to those looking to simplify. Walkable River Road corridor and Whole Foods within walking distance.
Key Takeaways About Edgewater
-
Edgewater is a narrow borough on the Gold Coast with luxury waterfront condos, panoramic Hudson River views, and a 15-minute ferry commute to Midtown Manhattan.
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Median list price is $703K with an average of $423 per square foot. Waterfront condos run $380–$450/sq ft; single-family homes command $571+/sq ft.
-
The average 58-day DOM means well-priced waterfront inventory is absorbed within two months. Pricing strategy is critical in this building-by-building market.
-
Three commute modes: NY Waterway ferry (15 min to Midtown), NJ Transit bus (routes 158, 755), and driving via GWB (10–20 min off-peak). Free municipal shuttle to ferry landing.
-
Whole Foods, H Mart, and ShopRite along River Road cover every grocery need. Mitsuwa Marketplace's Japanese food court is a regional draw.
What Life Is Really Like in Edgewater
Edgewater is where Manhattan's skyline meets Gold Coast sophistication. The borough sits on a narrow strip along the Hudson River, and every waterfront building delivers panoramic views that feel like a permanent postcard.
Daily life here is elevated. A 15-minute ferry ride drops you in Midtown Manhattan — faster than most NYC subway commutes. Back home, you walk the Hudson River Waterfront Walkway, grab Whole Foods for dinner, and watch the sunset paint the Manhattan skyline gold from your balcony.
The dining scene punches above its weight. Fleming's Prime Steakhouse, The River Palm Terrace's legendary seafood, De Novo's European patio — eating with a Manhattan skyline view is a Wednesday night here, not a special occasion.
What makes Edgewater special is the combination of luxury and convenience. You get a waterfront lifestyle, effortless NYC access, and the kind of everyday amenities that make you wonder why anyone pays Manhattan rents.
Expert Market Insight
What Scott Selleck Is Seeing in 2026
In 2026, most Bergen County homebuyers I talk to are weighing commute time against space and affordability. Towns like Fort Lee, Leonia, and Edgewater give you 15–25 minutes to Manhattan with walkable downtowns and established neighborhoods. Push further to Mahwah, Ramsey, or Franklin Lakes and you get more acreage but a longer commute. The sweet spot depends on what your daily life actually looks like — not what a listing photo promises.
Scott Selleck
Licensed since 1993 in Bergen & Hudson Counties · The Selleck Group / KW City Views Realty
Frequently Asked Questions About Edgewater
Is Edgewater a good place to commute to NYC?
What is the real estate market like in Edgewater right now?
Is Edgewater good for NJ-to-FL movers?
Ready to Learn More About Edgewater?
Whether you're buying, selling, or just researching — a quick conversation with someone who knows this market can save you months of guesswork.
Scott Selleck | The Selleck Group | Keller Williams City Views Realty
Local Business Spotlight
Week of August 18 – 24, 2026
Kafenio
Mediterranean Cafe · Edgewater, NJ
Kafenio is a family-owned and women-owned Mediterranean cafe inside City Place Mall serving authentic Greek flavors with a modern twist. From iced Greek coffee and fluffy souffle pancakes to savory pita sandwiches, baklava, and loukoumades, it is a welcoming neighborhood spot where the coffee is strong and the hospitality is genuine.
"Edgewater's waterfront dining gets all the attention, but it is the neighborhood spots like Kafenio that make a town feel lived-in. A family-run cafe with real Greek coffee and a personal touch is exactly the kind of place that tells you a community has roots. When clients ask about daily life in Edgewater beyond the condos, Kafenio is the first spot I tell them to try."
Know a great local business? Nominate them for our next spotlight.
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