Where to Live in
Clifton

The 2026 Clifton Neighborhood Shortlist

Clifton isn’t the patchwork quilt it used to be. For years, this city ran on autopilot—Rt. 3 was the iron curtain separating "The Heights" from "The Valley." That line is blurring. The Allwood area is getting squeezed by Upper Montclair prices, pushing a new wave of buyers across Grove Avenue. Meanwhile, the industrial strip along Main Avenue is quietly turning into a satellite for Paterson's creative class looking for cheaper studio space. The big shift? The Route 46 corridor. That strip of car dealerships and chain restaurants is finally cracking open for residential densification. If you’re looking for a manicured downtown square, go to Morristown. If you want a city that feels like it’s still being built, bookmark this list.

The Shortlist

Allwood

• The Vibe: Old Money
• Rent Check: Significantly above city average.
• The Good: This is the Clifton you show to in-laws. The Allwood Branch Library is a legitimate community hub, not just a book drop. You’re walking distance to The Allwood ShopRite, which is a step above the standard fare. The schools (CIT) are the main draw; they’re competitive and well-funded. Green space is solid—Main Memorial Park is where the Little League happens.
• The Bad: Parking is a nightmare on streets like Ludlow Avenue during the holidays. The property taxes here are brutal, even for NJ. You’re paying a premium for the zip code, and inventory moves fast—usually before it hits Zillow.
• Best For: Families who prioritize school districts over urban grit.
• Insider Tip: Grab a table at Tommy’s Italian Specialties on Clifton Avenue (just over the line) before they sell out of the daily specials.

Main Avenue Corridor

• The Vibe: Hipster Industrial
• Rent Check: Slightly above average, but value is in the square footage.
• The Good: This is the only part of Clifton that feels awake after 8 PM. You have Main Avenue bisecting the neighborhood, putting Goffle Brook Park within a 10-minute walk. The commute to Manhattan via the 163 bus is surprisingly efficient from stops near Krogh's. The lofts near Market Street are attracting a younger crowd.
• The Bad: It’s loud. You hear the NJ Transit trains and the road noise from Route 3. Street lighting is spotty near the industrial warehouses. If you want a manicured lawn, look elsewhere; this is mostly multi-family conversions.
• Best For: Young professionals who need a quick bus ride to the city and want a local dive bar.
• Insider Tip: Krogh's Brew Pub & Grill is the anchor. It’s dark, the beer is heavy, and the wings are the best in town. It’s the unofficial town hall for this section.

Richfield / Clifton Center

• The Vibe: Transit Box
• Rent Check: Lowest in the city.
• The Good: Location, location, location. You are sandwiched between Route 3 and Route 46. If you work in Secaucus or Newark, this is the strategic bunker. The apartments here are older but usually larger than the new builds in Weehawken. You’re close to the Clifton Commons for shopping, which is convenient if you ignore the traffic.
• The Bad: It feels like a highway interchange. There is no "center" to this neighborhood; it’s purely functional. You will struggle to find street parking if you don’t have a driveway. Crime rates tick up slightly compared to the north side.
• Best For: The commuter who spends 90% of their time in a car or on a train.
• Insider Tip: The Clifton Public Library (Main Branch) is a quiet refuge with excellent Wi-Fi if you need to work outside the apartment.

Sedgehill

• The Vibe: Quiet Enclave
• Rent Check: Average to slightly above.
• The Good: This area feels distinct from the rest of Clifton. It’s hilly, the streets are tree-lined (think Lakeside Ave), and it’s tucked away from the main arteries. It offers the best balance of yard space and affordability. It’s close enough to Garfield for easy food delivery options but far enough to keep the traffic down.
• The Bad: It’s isolated. You need a car. There is no walkable downtown here. The housing stock is older (1950s/60s ranches), so expect smaller closets and original bathrooms unless renovated.
• Best For: First-time homebuyers who want a decent-sized lot without Montclair prices.
• Insider Tip: Botany Village is technically over the line in Clifton, but the vibe bleeds over. It’s the closest thing to a "main street" walkable from the south end of Sedgehill.

Strategic Recommendations

For Families: You want Allwood or Sedgehill. Allwood wins on school prestige and walkability to amenities like the pool and library. Sedgehill wins on square footage for the dollar. Avoid the Main Avenue corridor; the traffic on Van Houten Avenue during rush hour is a safety hazard for kids.

For Wall St / Tech: If you're taking the train to Penn Station, live near the Main Avenue bus line or Richfield. The 163/164 express buses are your lifeline. If you drive, Richfield puts you on Route 3 in 3 minutes. Do not live north of Grove Avenue if you commute; you add 15 minutes of local traffic just to get to the highway.

The Value Play (Buy Before 2026): The Main Avenue Corridor (specifically the blocks between Main Ave and Passaic Ave). The NJ Transit "Bus Rapid Transit" upgrades are coming, and the industrial zoning is slowly shifting. The investors are already eyeing the warehouses near Market Street. Buy a multi-family now while it's still "gritty" and ride the wave as Paterson gets too expensive.