East Rutherford
NJ
Average Sales Price
-
Median Sales Price
-
Population
8,626
Total Listings
-
Living in East Rutherford
2nd Lowest Tax Bill in Bergen County.
7 Miles to Manhattan. 2026 FIFA World Cup Host.
Everything you need to know before making East Rutherford, NJ home.
Browse Listings
Active homes for sale in East Rutherford
→
Market Insights
Prices, trends & sold data
→
Home Valuation
What's your East Rutherford home worth?
→East Rutherford occupies a genuinely singular position in Bergen County — and in American municipal history. Incorporated in 1894, this 4-square-mile borough of ~10,000 residents is the smallest city ever to host a Super Bowl (XLVIII, 2014), the only municipality under 10,000 residents to have housed five professional sports teams simultaneously, and — in 2026 — the host of the FIFA World Cup Final at MetLife Stadium, making it the smallest-ever host of a World Cup final. It sits 7 miles west of Midtown Manhattan, flanked by the Meadowlands Sports Complex and the American Dream Mall.
For residents, the defining advantage is financial: East Rutherford's Meadowlands commercial tax base — MetLife Stadium, American Dream, industrial corridor — produces one of the most extraordinary tax situations in Bergen County. The average residential tax bill is $7,787, the second-lowest in Bergen County after Teterboro. At an effective rate of approximately 1.609%, homeowners here are subsidized by the commercial and entertainment economy in their backyard in a way no other residential community in the region can match.
💰
2nd Lowest Tax Bill in Bergen Co.
Avg ~$7,787 · 1.609% rate · Meadowlands pays
🗽
7 Miles to Midtown Manhattan
NJ Transit train + bus · <30 min commute
🏟️
MetLife Stadium & American Dream
Giants · Jets · FIFA 2026 Final · 3M sqft mall
🚂
NJ Transit Train + Bus
Bergen County Line · Meadowlands Rail · multiple bus
🏫
Becton Regional HS B+
A in diversity · seniors earn college credits
📈
Top 8% NJ Appreciation
8.13% annual rate · top 7% of US cities
Commute & Connectivity
Getting There From Here
East Rutherford is one of Bergen County's best-connected commuter boroughs — NJ Transit train, Meadowlands Rail, multiple bus routes to NYC, and every major highway within reach.
NYC (Penn Station / Hoboken)
NJ Transit Bergen County Line · Rutherford Station
~25–30
minutes by train
NYC via Secaucus Junction
Meadowlands Rail → Secaucus Junction → any NJ line
~35
minutes to Penn Station
NYC Port Authority (Bus)
NJ Transit bus · multiple routes direct
~25–30
minutes by bus
Midtown Manhattan (Car)
Via Rt-3 E / Lincoln Tunnel · 7 miles
~20–30
minutes by car (off-peak)
Newark Liberty Airport
Via NJ Tpk S (Exit 16W) · 8 miles
~15
minutes by car
Public Schools
Education That Raises Property Values
East Rutherford runs its own K–8 district and sends students to Henry P. Becton Regional High School — rated B+ by Niche with an A in diversity, strong AP programs, and seniors earning college credits at Bergen CC and Ramapo College.
| School | Grades | Type | Student:Teacher | Rating |
|---|---|---|---|---|
| McKenzie School East Rutherford School District · elementary |
K – 4 | Public | 12 : 1 | B |
| Alfred S. Faust Intermediate East Rutherford School District · 5–8 |
5 – 8 | Public | 12 : 1 | B |
| Henry P. Becton Regional HS Carlstadt-ER Regional · 821 students · college credits |
9 – 12 | Public | 13.4 : 1 | B+ |
Becton Regional HS: B+ Niche overall · A in diversity · A- in sports & clubs · B in college prep · Seniors earn college credits at Bergen Community College & Ramapo College. Also eligible: Bergen County Academies. Shared district with Carlstadt and Maywood.
Neighborhood Life
What Makes East Rutherford East Rutherford
Explore the stadium access, local dining, riverside parks, and genuine neighborhood feel that define Bergen County's most globally famous small borough.
Matera's Italian Market
A beloved local grocery and specialty Italian market — a neighborhood institution that reflects the borough's Italian-heritage character and provides a genuine alternative to big-box grocery shopping.
Italian Market · Local Institution
Paterson Avenue Dining
East Rutherford's main dining corridor — sushi restaurants, Mediterranean spots, pizza shops, and a classic diner line Paterson Avenue. The diversity of the restaurant scene reflects the borough's international character.
Diverse · Main Corridor
Everyday Grocery Options
In-borough: Aldi, Grand Bazaar, Indian Asian Supermarket, CVS, nearby ShopRite. The international grocery selection reflects the borough's growing Asian and diverse community. Rutherford's charming downtown is minutes away for specialty shopping.
International · In-Borough
American Dream Mall (~5 min)
North America's largest entertainment and retail complex is literally in the borough — 400+ stores, Nickelodeon Universe, DreamWorks Water Park, Sea Life Aquarium, Legoland, indoor ski slope, and dining. An extraordinary amenity in the borough's own backyard.
In-Borough · World-Class
Rutherford Downtown (~5 min)
Neighboring Rutherford's charming walkable downtown — with restaurants, bars, and local shops along Park Avenue — is minutes away and functions as East Rutherford's primary "evening out" destination for residents who want a proper downtown experience.
~5 min · Walkable Downtown
Manhattan (~25 min)
Midtown Manhattan is approximately 25 minutes by car or 25–30 minutes by NJ Transit train — an easy extension of East Rutherford's dining and entertainment radius for any evening where the borough's local options don't fit the mood.
~25 min · World-Class
Sesselman Park
East Rutherford's premier park — overlooking the Passaic River with an outdoor amphitheater for performances. The riverfront setting gives the park a scenic quality uncommon in Meadowlands-area communities, and the amphitheater provides a genuine community gathering venue.
Passaic River · Amphitheater
Riggin Memorial Field & Sports Fields
Riggin Memorial Field provides a track for laps and community athletics. Soccer fields and tennis courts near the elementary school give residents and youth sports programs accessible in-borough facilities for year-round use.
Track · Soccer · Tennis
MetLife Stadium — In Your Backyard
Giants games, Jets games, Taylor Swift, Bruce Springsteen, Beyoncé, Metallica, the Super Bowl, and the 2026 FIFA World Cup Final — all within the borough. No other residential community in North America has this combination of world-class events this close to home.
NFL · Concerts · FIFA 2026 Final
Meadowlands Racetrack & Complex
The Meadowlands Racing and Entertainment complex — harness racing, the Hambletonian, and major events — completes the sports and entertainment portfolio that makes East Rutherford unlike any other small borough on the planet.
Racing · Entertainment · Complex
East Rutherford Public Library
Part of the Bergen County Cooperative Library System — access to 77 member libraries, digital resources, and programming for all ages. The library serves as one of the borough's primary civic anchors alongside the school and park systems.
Civic · BCCLS
World Records & Historic Firsts
East Rutherford holds multiple superlatives: smallest city to host a Super Bowl (XLVIII, 2014); only sub-10,000 municipality to host five professional sports teams simultaneously; and in 2026, smallest-ever host of a FIFA World Cup Final. These are not trivia — they are the defining facts of the borough's identity.
Super Bowl · FIFA 2026 Final
Diverse Community
East Rutherford's Becton HS earns an "A" in diversity from Niche — reflecting the borough's growing international character. The presence of the Indian Asian Supermarket, Grand Bazaar, and diverse Paterson Ave restaurant scene reflects a community that has evolved significantly since its early industrial roots.
Diverse · International
Meadowlands Tax Base — The Resident Benefit
The Meadowlands Sports Complex, American Dream, and industrial corridor generate enormous commercial tax revenue via PILOTs and lease payments — distributing it to East Rutherford residents in the form of a $7,787 average tax bill. Residents receive Bergen County services, an NJ Transit-connected location, and world-class entertainment at a fraction of the tax cost of neighboring towns.
Tax Subsidy · Financial Advantage
American Dream Mall (In-Borough)
3 million square feet of retail, dining, and entertainment — 400+ stores including Saks Fifth Avenue, Hermes, and major chains, plus DreamWorks Water Park, Nickelodeon Universe, and Legoland Discovery Center. The second-largest mall in North America is literally in East Rutherford.
In-Borough · 3M sqft
Route 17 Retail Corridor
Route 17 along the borough's edge delivers major chain retail, restaurants, and commercial services within minutes. Major hardware, grocery, and big-box options are all accessible without a highway run from most of East Rutherford's residential neighborhoods.
Route 17 · Accessible
Hackensack University Medical Center
One of NJ's top-ranked hospital systems — approximately 10 minutes north in Hackensack. Meadowlands Rehabilitation Center and other healthcare facilities serve the borough's immediate needs as well.
Healthcare · ~10 min
By the Numbers
East Rutherford at a Glance
Municipality Type
Borough
Bergen County · 4.04 sq mi
Population
~10,022
2020 Census · growing +12.4%
Median Home Value
~$587K–$635K
Appreciating top 8% in NJ
Avg Tax Bill
~$7,787
2nd lowest in Bergen County
Train to NYC
~25–30 min
NJ Transit Bergen County Line
Miles to Midtown
~7 mi
Lincoln Tunnel / Rt-3 E
Zip Code
07073
Single zip borough
FIFA 2026
World Cup Final
MetLife Stadium · in-borough
Explore the Area
Similar Towns Near East Rutherford
Buyers considering East Rutherford often explore these neighboring Meadowlands and Bergen County communities.
Carlstadt
Bordering · Meadowlands · low taxes
→
Rutherford
Bordering · NJ Transit · walkable downtown
→
Wood-Ridge
Adjacent · NJ Transit · quiet
→
Moonachie
Meadowlands · tiny · low taxes
→
Wallington
Bordering · affordable · family
→
Little Ferry
Meadowlands · accessible · small
→
South Hackensack
Meadowlands · tiny · low taxes
→
Hackensack
County seat · urban · NJ Transit
→
Lyndhurst
Nearby · NJ Transit · family · Rt 3
→Demographics
Data provided by Attom Data
Population
Employment
Population
8.6K
8.6K in 2020
Density
2.4K
per square mile
Households
3.7K
Total households
Gender
47% / 53%
Men Vs Women
Occupancy
40% / 60%
Owned Vs Rented
Age Median: Years
Education Level
Educational Environment
Elementary Schools (3)Middle Schools (1)High Schools (1)
Name
Category
Grades
Library
Ratio
6/10
McKenzie School
125 Carlton Ave, East Rutherford, NJ 07073
Public
PK - 4
No
14:1 STUDENTS/TEACHERS
5/10
Alfred S. Faust School
100 Uhland St, East Rutherford, NJ 07073
Public
5 - 8
No
9:1 STUDENTS/TEACHERS
0/10
Montessori School-East Rutherford
144 Boiling Springs Ave, East Rutherford, NJ 07073
Private
PK - KG
Yes
5:1 STUDENTS/TEACHERS
Amenities & Attractions
Similar Neighborhood
Common Questions
East Rutherford, NJ — Frequently Asked Questions
Real answers about buying, selling, taxes, schools, and daily life in East Rutherford — Bergen County's most unique borough: 7 miles to Manhattan, $7,787 average tax bill, and home of the 2026 FIFA World Cup Final.
East Rutherford is a very competitive, fast-moving market with some of the strongest appreciation numbers in Bergen County. Movoto reported a median sale of $586,900 in June 2025 with an average of just 19 days on market. NeighborhoodScout places the median home value at approximately $634K, with an annual appreciation rate of 8.13% — higher than 92% of US cities. The borough's low tax bill, train and bus access to Manhattan, and Meadowlands proximity create a very specific, highly motivated buyer profile. With only 8–11 homes selling per month, inventory is structurally tight and well-priced listings move fast. Talk to us about current East Rutherford market conditions →
East Rutherford's median home value is approximately $587K–$635K, with NeighborhoodScout reporting $634,613 and Movoto reporting $586,900 in June 2025. The range reflects the borough's varied housing stock: smaller cape-style homes and duplexes can be found in the $450K–$550K range; updated single-family homes run $550K–$750K; newer townhomes and condos (River Renaissance, Rutherford Heights) can push $600K–$900K+. Because only about 19% of units are detached single-family homes (vs 44% duplexes/multifamily), buyers should understand they may be purchasing into a denser housing type than Bergen County norms.
East Rutherford's housing mix is distinctly different from most Bergen County suburbs. The largest category is duplexes and small multifamily (44%), followed by large apartment buildings (31%), and only 19% detached single-family homes. About 37% of the stock was built in the 1940s–60s; another 24.5% was built post-2000 (newer condo/townhome developments). The borough leans heavily toward rentals — most residents rent. For buyers, the best opportunities are single-family homes in the residential neighborhoods east of Route 17, newer townhomes and condos along the Passaic River corridor (River Renaissance), and duplexes offering rental income from a second unit. The market moves fast — 19-day average DOM — so pre-approval and decisiveness matter.
East Rutherford is one of Bergen County's best-connected commuter boroughs. NJ Transit Bergen County Line stops at Rutherford Station (on the ER border) — approximately 25–30 minutes to Penn Station or Hoboken. The Meadowlands Rail Line connects to Secaucus Junction for transfers to any NJ Transit line. Multiple NJ Transit bus routes run direct to Port Authority Bus Terminal in approximately 25–30 minutes. By car, Route 3 East to the Lincoln Tunnel puts Midtown Manhattan roughly 20–30 minutes away off-peak. Newark Liberty Airport is approximately 15 minutes south via the NJ Turnpike (Exit 16W runs through the borough). The average resident commute is well under 30 minutes — exceptional for Bergen County.
East Rutherford runs its own K–8 district — McKenzie School (K–4) and Alfred S. Faust Intermediate (5–8) — then sends students to Henry P. Becton Regional High School in East Rutherford, shared with Carlstadt and Maywood. Becton holds a B+ overall rating from Niche, with an A in diversity and A- in sports and clubs. Its 821 students benefit from a 13.4:1 ratio and seniors can earn college credits at Bergen Community College and Ramapo College of New Jersey. East Rutherford's schools are competitive for a borough of its size and price point; buyers seeking top-ranked NJ schools (A+, top 20) should compare with neighboring Rutherford or the Northern Valley towns. Bergen County Academies are also accessible for eligible students.
East Rutherford's average residential tax bill is approximately $7,787 — the second-lowest in all of Bergen County, after only Teterboro ($1,937). The general tax rate is 1.609%. On a $600K home, expect roughly $9,000–$11,000 per year depending on assessed value. This is dramatically lower than most Bergen County towns: Demarest averages $24,741, Tenafly $23,837, Closter $15,540, Dumont $10,001. The reason is structural: MetLife Stadium, American Dream Mall, the Meadowlands Sports Complex, and industrial properties generate enormous commercial tax revenue through PILOTs and lease payments, distributing the tax burden away from residential properties. Residents are financially subsidized by the entertainment and commercial economy in their borough. Tax bills due quarterly: February 1, May 1, August 1, November 1.
This is the defining financial story of East Rutherford real estate. The borough hosts the $1.6 billion MetLife Stadium (Giants/Jets/concerts/events), the 3-million-square-foot American Dream Mall, the Meadowlands Racetrack, and a major industrial corridor — all generating tax revenue, PILOTs (payments in lieu of taxes), and lease payments. The New Jersey Sports and Exposition Authority distributes portions of this revenue to East Rutherford, which reduces the residential tax burden dramatically. The general tax rate of 1.609% is actually not unusually low on its own — it's moderate. But the commercial base absorbs so much of the total municipal budget that residential bills end up at $7,787 average. Put simply: the Giants, the Jets, Taylor Swift, and American Dream are paying a significant portion of your property tax bill.
Yes — and the 2026 FIFA World Cup is an additional tailwind that is specific to East Rutherford and no other residential market in New Jersey. MetLife Stadium hosts eight matches including the World Cup Final in summer 2026, bringing global attention to the borough and the Meadowlands. Buyers researching the area in 2025–26 are seeing East Rutherford in international news coverage in a way no other Bergen County town is. The market is already strong — 8.13% annual appreciation, 19-day DOM — and the 2026 spotlight adds a moment of elevated profile. Get a free East Rutherford home valuation →
East Rutherford moves faster than almost any other Bergen County market at this price point. Movoto reported an average of 19 days on market in June 2025 — among the quickest in the county. The buyer profile here is specific and motivated: commuters who have compared the $7,787 average tax bill to neighboring towns, run the numbers, and concluded that the financial advantage justifies the Meadowlands address. These buyers are decisive. Well-priced, well-presented homes — especially single-family and duplex properties in the residential neighborhoods — tend to attract multiple looks within the first weekend. The key marketing angle is the tax story and transit access. Learn how we sell homes in East Rutherford →
East Rutherford is genuinely unlike any other Bergen County borough to live in. On a Sunday in September, you can walk to MetLife Stadium for a Giants game. In summer 2026, you can walk to the FIFA World Cup Final. American Dream — with its water park, Nickelodeon Universe, ski slope, and 400+ stores — is in your borough. The NJ Transit train to Penn Station is 25 minutes. Newark Airport is 15 minutes. Manhattan is 7 miles. The tax bill is $7,787. The neighborhood streets are genuinely residential and community-oriented — Paterson Avenue has local restaurants, Sesselman Park overlooks the Passaic River, and the schools serve a growing and diverse community. Niche describes it as an "urban suburban mix" — it is denser and more international than most Bergen County towns, with more renters than owners, but buyers who choose it for the tax advantage, transit access, and entertainment proximity find it delivers on all three. Dick Vitale grew up here and still talks about it.