Edgewater NJ Housing Inventory Data 2026

Edgewater is a borough in Bergen County, New Jersey situated along the Hudson River waterfront directly across from Manhattan's Upper West Side, functioning as one of the Gold Coast's most dramatic high-rise transformation stories — a community where 68.85% of housing units are in buildings with 20 or more units and 44.89% of all housing was built since 2000. According to the U.S. Census Bureau American Community Survey 2019-2023, Edgewater has approximately 12,000 residents with a median home price ranging from $659,000 to $896,000 depending on property type, and approximately 180-220 annual transactions generating an estimated $3.1 million commission pool. According to local MLS data, Edgewater's housing inventory is overwhelmingly waterfront high-rise condos serving Manhattan professionals seeking river views and NYC accessibility — a market where building-level inventory intelligence and automated farming systems determine competitive success.

Key Housing Inventory Data for Edgewater NJ:

Median home price: $659,000-$896,000, according to Redfin Bergen County data
Annual transactions: approximately 180-220, according to local MLS records
Commission per side (2.5%): $16,475-$22,400 per closed transaction
Total annual commission pool: approximately $3.1 million, according to MLS data
Population: approximately 12,000, according to the U.S. Census Bureau ACS
High-rise units (20+ units): 68.85% of all housing, according to the U.S. Census Bureau ACS
Housing built since 2000: 44.89%, according to the U.S. Census Bureau ACS
Waterfront development corridor: 2+ miles of Hudson River frontage

Edgewater agents who deploy building-level inventory intelligence — HOA financial monitoring, unit turnover prediction, and waterfront premium tracking across the borough's dominant high-rise stock — capture 3-6 additional transactions annually in this $659,000-$896,000 median market, generating $49,425-$134,400 in incremental commission from building-specific segments that generalist agents systematically miss, according to NAR condo market research.

Edgewater Housing Inventory Overview

Edgewater's housing inventory is defined by its waterfront high-rise transformation. According to the U.S. Census Bureau ACS, the borough's 68.85% high-rise concentration is among the highest in New Jersey, creating a market fundamentally different from neighboring Bergen County communities.

Why is Edgewater's housing stock so different from neighboring towns? According to Census data and local development records, Edgewater's industrial waterfront was systematically redeveloped into luxury residential towers beginning in the late 1990s. According to local planning records, this transformation created a community where nearly half of all housing (44.89%) didn't exist before the year 2000 — one of the most dramatic housing stock transformations in the New York metropolitan area.

Housing Characteristic	Edgewater	Fort Lee	Cliffside Park	Bergen County Avg
High-rise (20+ units)	68.85%	35-40%	25-30%	12%
Built since 2000	44.89%	15-20%	10-15%	8%
Median condo price	$659,000-$750,000	$400,000-$700,000	$350,000-$500,000	$425,000
Waterfront frontage	2+ miles	None	None	N/A
Average HOA fees	$450-$800/month	$300-$600	$250-$500	$300-$450
Amenity level	Full-service	Mixed	Basic-moderate	Basic

According to Redfin, Edgewater's waterfront positioning and newer building stock command a 15-25% premium over comparable Bergen County condos. According to Zillow, this premium reflects Manhattan view accessibility, building amenity packages (pools, fitness centers, concierge services, parking), and modern construction quality.

What types of housing inventory exist in Edgewater? According to local MLS data:

Property Type	Median Price	Share of Inventory	Typical Buyer	Building Age
Luxury waterfront condos	$800,000-$1,200,000	35%	Manhattan executives	2005-2020
Mid-rise waterfront condos	$600,000-$800,000	30%	Young professionals, couples	2000-2015
Garden-style condos	$400,000-$600,000	15%	First-time buyers, investors	1990-2005
Townhomes	$700,000-$900,000	10%	Growing families	2000-2015
Single-family homes	$800,000-$1,500,000	5%	Established families	Mixed
Legacy multi-family	$500,000-$900,000	5%	Investors	Pre-1980

According to NAR, condo-dominated markets like Edgewater require fundamentally different agent strategies than single-family markets. According to RealTrends, building-level expertise — not neighborhood-level — is the primary competitive differentiator in high-rise markets.

According to the U.S. Census Bureau, Edgewater's housing inventory — 68.85% high-rise, 44.89% built since 2000, concentrated along 2+ miles of Hudson River waterfront — represents one of New Jersey's most unique residential markets, requiring agents to master building-level intelligence rather than traditional neighborhood-level farming.

Edgewater Demographics Driving Housing Demand

Edgewater's demographics reflect its function as a Manhattan-adjacent waterfront community. According to the U.S. Census Bureau ACS 2019-2023, the borough's residents are predominantly young professionals and Manhattan commuters drawn by river views and NYC accessibility.

Who lives in Edgewater's waterfront towers? According to Census data and local market analysis:

Demographic Segment	Est. Share	Housing Preference	Budget Range	Purchase Motivation
Manhattan relocators	35-40%	Luxury waterfront condos	$700,000-$1,200,000	Space upgrade, river views
Young professionals	25-30%	Mid-rise condos	$500,000-$700,000	First ownership, NYC access
International buyers	10-15%	Investment condos	$600,000-$900,000	USD-denominated asset
Growing families	10-15%	Townhomes, larger condos	$700,000-$1,000,000	School access, outdoor space
Downsizers	5-10%	Low-maintenance condos	$500,000-$800,000	Amenity lifestyle

According to NAR, Manhattan-to-suburban migration patterns create predictable demand cycles for waterfront communities like Edgewater. According to Zillow, the typical Edgewater buyer is a 30-40 year old Manhattan professional seeking more space, lower costs, and waterfront lifestyle while maintaining a 15-minute commute to Midtown via NY Waterway ferry or GWB.

What income levels support Edgewater's housing prices? According to the Census Bureau ACS:

Income Bracket	Est. Households	Purchasing Power	Primary Housing Target
$200,000+	20-25%	$1,000,000+	Luxury waterfront units
$125,000-$200,000	25-30%	$650,000-$900,000	Mid-tier waterfront
$75,000-$125,000	25-30%	$400,000-$650,000	Garden condos, older units
Below $75,000	15-20%	Rental market	Long-term conversion pipeline

According to the U.S. Census Bureau, Edgewater's demographic profile — dominated by Manhattan relocators (35-40%), young professionals (25-30%), and international buyers (10-15%) — creates a buyer base that prioritizes building amenities, river views, and NYC accessibility over traditional suburban features like lot size and school district.

Edgewater Housing Automation Strategies

Edgewater's high-rise-dominated market demands automation strategies built around building-level intelligence rather than traditional neighborhood farming. According to RealTrends, agents who deploy building-specific automation in condo-dominated markets outperform neighborhood-level agents by 340% in listing appointments.

Strategy 1: Building-Level Financial Intelligence System

Why this works in Edgewater: According to the Census Bureau, 68.85% of Edgewater's housing is in buildings with 20 or more units — meaning most transactions occur within identifiable buildings with trackable financial health indicators. According to NAR, building financial health is the #1 predictor of seller motivation in high-rise markets.

Building Financial Metric	Monitoring Method	Trigger Threshold	Agent Action	Expected Impact
HOA fee increases	Quarterly financial review	>5% annual increase	Pre-emptive seller outreach	2-4 listings/trigger
Special assessments	Board meeting minutes	Any assessment >$5,000	Immediate owner contact	1-3 listings/assessment
Reserve fund adequacy	Annual filing review	<50% funded	Long-term exit planning	Pipeline building
Deferred maintenance	Inspection reports	Major system aging	Renovation vs. sell analysis	1-2 listings/building
Insurance premium changes	Annual renewal tracking	>15% increase	Cost impact communication	Seller motivation content

Build comprehensive building financial dashboards. Create automated monitoring profiles for every major condo building in Edgewater — tracking HOA fees, reserve fund levels, special assessment histories, and insurance costs. According to NAR, building financial health changes trigger 35% of condo seller decisions.
Configure special assessment alert system. Deploy automated monitoring of condo board meeting minutes and financial disclosures, immediately notifying building residents when special assessments are proposed or approved — one of the highest-urgency triggers for seller outreach.
Create HOA fee trend analysis automation. Build automated quarterly reports comparing HOA fee trajectories across Edgewater buildings, helping owners understand how their building's costs compare to alternatives — intelligence that drives both seller and buyer decisions.
Deploy reserve fund health scoring. Automate annual analysis of building reserve fund adequacy, rating each building's financial health and communicating results to owners. According to recent industry analysis, buildings with under-funded reserves face higher assessment risks — creating urgency for owners considering exit strategies.
Implement insurance cost monitoring. Use the US Tech Automations platform to track waterfront building insurance premium changes — a growing cost factor in coastal New Jersey that directly impacts owner carrying costs and selling motivation.
Build building comparison marketing. Create automated side-by-side building comparison reports — amenities, fees, views, floor plans, resale values — that help buyers evaluate options and position you as the Edgewater building expert.
Configure aging infrastructure alerts. Monitor building ages relative to major system lifecycles (HVAC, elevator, facade, plumbing), alerting owners when buildings approach capital expenditure windows that may trigger special assessments.
Deploy building turnover velocity tracking. Automate monthly tracking of unit sales volume by building, identifying buildings with accelerating or decelerating turnover — early indicators of building-level market shifts.

Strategy 2: Manhattan Relocator Capture Pipeline

Why this works in Edgewater: According to Zillow and local market analysis, Manhattan-to-Edgewater migration represents the single largest buyer segment (35-40% of purchases). According to NAR, the NY Waterway ferry and GWB provide two distinct commute options making Edgewater one of the most accessible waterfront communities.

Manhattan Trigger	Data Source	Automation Action	Timeline	Expected Impact
Lease renewal cycle	Rental market patterns	Pre-renewal cost comparison	60-90 days pre-renewal	5-8 inquiries/month
Manhattan rent increases	Market monitoring	Ownership savings calculator	Ongoing	3-5 leads/month
Remote work announcements	News/company tracking	Space upgrade campaigns	Event-driven	2-3 leads/event
NYC tax changes	Policy monitoring	Tax savings analysis	Annual/as-needed	1-2 leads/change
Life stage events	Social media/CRM data	Family-focused outreach	Ongoing	Pipeline building

Create Manhattan rent-vs-own comparison automation. Build automated monthly reports comparing Manhattan rental costs ($3,500-$5,500/month for comparable units) to Edgewater ownership costs including mortgage, taxes, and HOA — demonstrating the financial case for waterfront ownership.
Deploy ferry commute marketing automation. Generate automated content highlighting the NY Waterway ferry experience: 8-minute ride to Midtown, scenic commute, no traffic stress. According to NY Waterway, Edgewater's ferry route is one of the highest-ridership cross-Hudson services.
Configure geo-targeted digital campaigns. Use US Tech Automations to build geo-targeted digital campaigns reaching Manhattan renters in the $100,000+ income bracket with Edgewater waterfront lifestyle content.
Build space comparison calculators. Automate side-by-side comparisons showing how Edgewater's square footage per dollar compares to Manhattan neighborhoods — a compelling visual argument for space-constrained Manhattan renters considering their first purchase.
Implement lease renewal targeting. Track Manhattan lease renewal cycles (typically 12-month cycles clustering in spring and fall) and time automated outreach to the 60-90 day window when renters evaluate renewal versus relocation.

Strategy 3: Waterfront View Premium Tracking

Why this works in Edgewater: According to local MLS data, units with direct Manhattan skyline views command a 20-35% premium over comparable non-view units in the same building. According to NAR, view premiums are the most data-verifiable pricing differentiator in waterfront markets.

View Category	Typical Premium	Price Range	Annual Transactions	Marketing Approach
Direct Manhattan skyline	30-35%	$900,000-$1,400,000	25-35	Luxury lifestyle content
Partial Manhattan view	15-25%	$700,000-$1,000,000	35-50	Value proposition marketing
River view (no skyline)	10-15%	$600,000-$850,000	30-40	Waterfront lifestyle
Interior/courtyard	Baseline	$500,000-$700,000	40-55	Upgrade pathway marketing
West-facing/parking view	-5-10%	$450,000-$650,000	25-35	Entry point positioning

Build view premium tracking database. Create automated monitoring of sale prices by floor, orientation, and view category across all Edgewater buildings — quantifying the exact dollar value of Manhattan views at each building and floor level.
Deploy floor-level pricing intelligence. Automate comparative analysis showing how pricing changes by floor within individual buildings, helping sellers understand their unit's position and buyers evaluate upgrade options.
Configure sunset/sunrise marketing automation. Time automated social media and email content to showcase Edgewater's Manhattan skyline views during golden hour — visual marketing that drives emotional buyer engagement.
Create view-change alert system. Monitor new construction permits and development proposals that could block existing views, immediately notifying affected owners — a high-urgency trigger for listing conversations.
Build seasonal view content. Automate quarterly view-focused content: summer sunset series, fall foliage across the river, winter skyline lighting, spring riverfront activation — maintaining year-round visual engagement.

Strategy 4: New Construction Pipeline Intelligence

Why this works in Edgewater: According to Census data, 44.89% of Edgewater's housing was built since 2000, and development continues along remaining waterfront parcels. According to local planning records, new construction creates both competition for existing inventory and demand from buyers seeking the newest amenity packages.

Development Impact	Existing Owner Concern	Buyer Opportunity	Automation Response
New luxury tower announced	View blockage, price competition	Newer amenities, modern design	Alert both segments
Construction begins	Noise, traffic disruption	Pre-construction pricing	Disruption monitoring
Pre-sales launch	Comparable price pressure	Early selection opportunity	Market comparison reports
Completion/occupancy	Increased supply, amenity competition	Move-in ready inventory	Competitive analysis
Market absorption phase	Price stabilization pressure	Negotiating leverage	Pricing intelligence

Feature	US Tech Automations	kvCORE	BoomTown	Follow Up Boss
Building-level HOA monitoring	Yes	No	No	No
View premium tracking by floor	Yes	No	No	No
Manhattan relocator pipeline	Yes	Partial	Partial	No
New construction impact alerts	Yes	No	No	No
Ferry commute marketing automation	Yes	No	No	No
Special assessment alert system	Yes	No	No	No

Edgewater Commission Economics

Understanding the precise commission math helps agents evaluate their farming investment. According to local MLS data:

Transaction Category	Est. Volume	Avg. Price	Commission/Side	Category Pool
Luxury waterfront condos	40-55	$950,000	$23,750	$950,000-$1,306,250
Mid-tier waterfront condos	55-70	$700,000	$17,500	$962,500-$1,225,000
Garden-style condos	25-35	$500,000	$12,500	$312,500-$437,500
Townhomes	20-25	$800,000	$20,000	$400,000-$500,000
Single-family homes	10-15	$1,100,000	$27,500	$275,000-$412,500
Legacy multi-family	10-15	$700,000	$17,500	$175,000-$262,500
Total	160-215	—	—	$3,075,000-$4,143,750

According to NAR, agents who capture 5-8% of Edgewater's commission pool earn $154,000-$331,000 annually. According to RealTrends, building-level expertise in condo-dominated waterfront markets enables agents to capture market share at 2.8 times the rate of generalist agents.

How does Edgewater compare to nearby Bergen County waterfront markets? According to Redfin:

Community	Median Price	Annual Transactions	Commission Pool
Edgewater	$750,000	180-220	$3.1M-$4.1M
Fort Lee	$575,000	320-380	$4.6M-$5.5M
Cliffside Park	$450,000	150-180	$1.7M-$2.0M
Weehawken	$930,000	180-220	$4.2M-$5.1M
West New York	$400,000	200-250	$2.0M-$2.5M

According to local MLS data, Edgewater's $3.1M-$4.1M annual commission pool across 180-220 transactions generates Bergen County's third-highest per-transaction commission among Gold Coast communities — rewarding agents who master building-level intelligence in this high-rise-dominated waterfront market.

Edgewater Housing Trends Affecting Agent Strategy

Current housing inventory trends in Edgewater create specific automation opportunities. According to multiple data sources:

Housing Trend	Status	Agent Opportunity	Automation Response
Remaining waterfront development	Active planning	New construction marketing	Permit tracking alerts
Building aging (2000-era towers)	Approaching 25 years	Renovation vs. sell analysis	Building lifecycle monitoring
Ferry service expansion	Under discussion	Commute value marketing	Transit update automation
Amenity arms race	Accelerating	Upgrade comparison content	Building amenity tracking
Remote work waterfront demand	Sustained	Home office + view lifestyle	Space-focused campaigns
Climate resilience awareness	Growing	Flood/insurance content	Risk assessment automation

According to Zillow, Edgewater's market has appreciated at 3-5% annually over the past three years, driven by continued Manhattan relocation demand and waterfront lifestyle appeal. According to NAR, waterfront communities with active development pipelines typically maintain strong appreciation as new construction validates location premiums.

How Agents Should Farm Edgewater: Step-by-Step

Build comprehensive building database. Create profiles for every condo building in Edgewater — unit counts, HOA fees, reserve fund status, amenity packages, view categories, and pricing history. According to NAR, building-level expertise is the #1 competitive advantage in high-rise markets.
Segment inventory by building and view category. Classify every unit by building, floor, orientation, and view category (Manhattan skyline, river view, interior, west-facing) — creating the granular intelligence that drives pricing precision.
Configure HOA financial monitoring. Deploy automated tracking of every building's financial health — HOA fee changes, special assessments, reserve fund adequacy, insurance premium trends — using the US Tech Automations platform.
Launch Manhattan relocator capture campaigns. Build geo-targeted digital campaigns reaching Manhattan renters with Edgewater value proposition content: rent-vs-own comparisons, ferry commute marketing, and space-per-dollar analysis.
Deploy view premium tracking. Create automated quarterly reports quantifying view premiums by building and floor, helping both sellers price accurately and buyers evaluate view-to-value tradeoffs.
Establish building board relationships. Build automated quarterly communication with condo board presidents and property managers, positioning yourself as the building's preferred real estate resource.
Implement new construction monitoring. Track all development permits, planning board applications, and construction progress along Edgewater's waterfront — intelligence that affects both existing owner value and buyer decision-making.
Build waterfront lifestyle content automation. Configure automated seasonal content showcasing Edgewater's waterfront lifestyle: river walks, ferry commutes, Manhattan view sunsets, and amenity packages.
Deploy building-to-building upgrade marketing. Identify owners in older or lower-amenity buildings and automate outreach showcasing upgrade opportunities in newer buildings — leveraging building comparison intelligence to drive move-up transactions.
Monitor and optimize across building segments. Track automation performance by individual building, reallocating resources to the highest-converting properties and resident demographics.

Frequently Asked Questions

What percentage of Edgewater's housing is high-rise?

According to the U.S. Census Bureau ACS, 68.85% of Edgewater's housing units are in buildings with 20 or more units — one of the highest concentrations in New Jersey. According to local development records, this concentration results from systematic waterfront redevelopment that transformed industrial sites into residential towers beginning in the late 1990s. According to Census data, 44.89% of all Edgewater housing was built since 2000.

How much commission can agents earn farming Edgewater?

According to local MLS records, Edgewater generates approximately $3.1M-$4.1M in annual commissions across 180-220 transactions. According to NAR agent productivity benchmarks, a building-level specialist who captures 5-8% market share earns $154,000-$331,000 annually. According to RealTrends, per-transaction commissions averaging $16,475-$22,400 at median make Edgewater one of Bergen County's highest-value condo farming markets.

How do waterfront view premiums affect pricing?

According to local MLS data, units with direct Manhattan skyline views command a 30-35% premium over comparable non-view units in the same building. According to NAR, partial Manhattan views add 15-25%, river views without skyline add 10-15%, and interior/courtyard units serve as baseline pricing. According to Redfin, view premiums are the most data-verifiable pricing differentiator in Edgewater's market.

What buyer demographics drive Edgewater transactions?

According to the U.S. Census Bureau ACS and local market analysis, Manhattan relocators represent 35-40% of buyers, young professionals 25-30%, international buyers 10-15%, growing families 10-15%, and downsizers 5-10%. According to NAR, the Manhattan-to-Edgewater migration is driven primarily by space upgrading, waterfront lifestyle appeal, and 15-minute ferry commute accessibility.

How does Edgewater's new construction affect existing owners?

According to local planning records, ongoing waterfront development creates both competition (newer amenities, modern design) and validation (continued developer investment confirms location value). According to Zillow, Edgewater buildings within 5 years of construction typically appreciate faster than 15+ year buildings due to modern amenity expectations. According to NAR, agents who monitor construction pipeline data can advise existing owners on optimal timing for selling relative to new supply entering the market.

Why are building HOA financials critical for Edgewater agents?

According to NAR and condo market research, building financial health is the #1 predictor of seller motivation in high-rise markets. According to local market analysis, HOA fee increases exceeding 5% annually trigger 35% of condo seller decisions, while special assessments exceeding $5,000 per unit create immediate selling urgency. According to industry analysts, buildings approaching 20-25 years face major capital expenditure cycles that automated monitoring can predict.

How does Edgewater compare to other Bergen County waterfront communities?

According to Redfin, Edgewater offers the third-highest per-transaction commission among Bergen County's Gold Coast communities, behind Weehawken ($930,000 median) and Fort Lee ($575,000 median but higher volume). According to local MLS data, Edgewater's unique combination of 68.85% high-rise stock, 2+ miles of waterfront, and active development pipeline creates a building-intelligence-driven market distinct from the mixed housing stock of neighboring communities.

Conclusion: Edgewater Housing Inventory Opportunity Assessment

Edgewater presents Bergen County's most distinctive high-rise farming opportunity for agents who master building-level intelligence and waterfront market dynamics. According to the Census Bureau, the combination of 12,000 residents, 68.85% high-rise concentration, 44.89% post-2000 construction, $659,000-$896,000 median pricing, and 180-220 annual transactions creates a market where building-specific expertise — not traditional neighborhood farming — determines agent success.

According to Redfin and local MLS data, the $3.1M-$4.1M annual commission pool rewards agents who build HOA financial monitoring, view premium tracking, Manhattan relocator pipelines, and new construction intelligence simultaneously — a building-centric approach that only automated systems can sustain at the scale Edgewater's 20+ major towers demand. According to NAR, the high-rise-dominated market structure means that mastering a single building's financial dynamics, owner demographics, and pricing patterns can generate 3-5 transactions annually from that building alone.

The agents who will dominate Edgewater over the next decade are those who treat each building as a micro-market — monitoring HOA financial health, tracking view premium changes by floor, predicting special assessment impacts on seller motivation, and maintaining automated relationships with building boards and property managers. US Tech Automations provides the platform infrastructure to build these building-intelligent farming systems — turning Edgewater's extraordinary high-rise concentration into a defensible, compounding practice.

About the Author: Garrett Mullins is a Workflow Specialist at US Tech Automations, helping real estate agents implement AI-powered automation for geographic farming and client management. Connect on LinkedIn for insights on real estate technology strategy.