Wholesaling Real Estate in Passaic County, New Jersey
In Passaic County, New Jersey, a wholesaler gets paid on house deals without owning, fixing or carrying the property. Also, you put a distressed Paterson, Clifton or Haledon house under contract below market and assign the deal to a cash investor for a fee.
In addition, New Jersey lenders must sue in the Superior Court, Chancery Division, before a Passaic County sheriff's sale can happen, and those months in court are when an early call to the owner pays off.
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Passaic County, New Jersey housing market at a glance
Market data: Realtor.com Passaic County housing market, October 2026. Zillow Home Value Index for Passaic County: $599,502 (up 4.7% from a year earlier), August 2026. View homes on Zillow.
Why Passaic County works for wholesalers
In general, you control a Passaic County house with a purchase agreement and a modest earnest money deposit, with no mortgage involved. Overall, the cash buyer who takes your contract handles the rehab, and many assignments are finished within weeks.
In addition, a county this dense files estate cases, divorce complaints and Chancery foreclosure suits every week. Wholesalers who watch those filings and reach owners first find the best off-market deals in Passaic County.
Steps in a Passaic County wholesale deal
A Passaic County assignment runs through six stages, from first lead to your fee:
- Find a distressed property
So, reach Passaic County owners who need to sell, such as heirs, landlords ready to exit, and borrowers who received a Notice of Intention to Foreclose. - Run the numbers
So, pull sold comps from the same town or ward to set the after-repair value (ARV), since the offer rests on it. - Sign a purchase contract
So, agree on a contract price that covers the end buyer's margin plus your fee. - Find a cash buyer
In general, present the deal to the flippers, landlords and cash buyers on your North Jersey list. - Assign the contract
So, assign your purchase rights to the chosen investor under a written agreement stating your fee. - Collect your fee
Overall, your fee is paid at closing from the funds the investor brings to buy the house.
Motivated sellers who want to liquidate fast
For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in Passaic County, cross-referenced with tax rolls and property appraiser records.
Figuring a wholesale offer in Passaic County
Generally, a Passaic County offer is built on the ARV, the price the house should command after renovation.
At the same time, the 70% Rule caps an investor at 70% of ARV after repairs are deducted. Because your fee comes from that figure as well, the price you sign with the owner must be lower.
Wholesale offer example
| Step | Amount |
|---|---|
| ARV | $567,000 |
| 70% of ARV − repairs ($45,000) | $351,900 |
| Your assignment fee | − $17,000 |
| Your contract price |
Passaic County ZIP codes worth a look
So, start with these Passaic County ZIP codes and add towns once your buyers tell you their targets. Click a ZIP for its prices and offer math.
ZIP 07011 · Clifton · $572,500 · Negotiate
Market snapshot: Clifton (07011)
| Metric | Value |
|---|---|
| Median listing price | $572,500 ▲ 4.3% |
| Price per sq ft | $331 |
| Days on market | 47 days ▲ 20.5% |
| Median rent | $2,200 ▼ 12% |
| Active listings | 66 ▲ 20.8% |
| Gross rent yield | 4.6% |
Northeast Clifton's 07011 shows a Zillow Home Value Index of $577,053 as of August 2026, up 1.9% in a year and just above its $572,500 median listing.
Clifton is a city in Passaic County, in the U.S. state of New Jersey. Also, criss-crossed by several major highways, the city is a regional commercial hub for North Jersey, and bedroom suburb of New York City, in the New York Metropolitan Area.
Population: 90,296. In addition, ZIP 07011 covers the northeastern part of Clifton, about 2 miles from the center of the city.
Investor note: Clifton runs its own city government, so request its code-violation, vacant-property and rental-registration lists for 07011. Check any historic-district rules before exterior work. New York commuters keep owner-occupant demand strong, which helps fast resale.
Max offer when the ARV equals the median price: $572,500 × 70% − $46,000 repairs = $354,750 max offer
ZIP 07013 · Clifton · $600,000 · Wholesale
Market snapshot: Clifton (07013)
| Metric | Value |
|---|---|
| Median listing price | $600,000 ▲ 4.3% |
| Price per sq ft | $345 |
| Days on market | 23 days ▲ 3.3% |
| Median rent | $2,700 ▼ 1.8% |
| Active listings | 97 ▲ 21.5% |
| Gross rent yield | 5.4% |
Central Clifton ZIP 07013 posts a Zillow Home Value Index of $631,637 for August 2026, a 4.9% gain, above its $600,000 median listing.
In general, ZIP 07013 covers the central part of Clifton.
Investor note: Central Clifton's 07013 has older houses and plenty of rentals. As a result, look up rental-registration and code-violation records, and work probate, pre-foreclosure and absentee-owner leads.
Max offer when the ARV equals the median price: $600,000 × 70% − $48,000 repairs = $372,000 max offer
ZIP 07403 · Bloomingdale · $572,356 · Wholesale
Market snapshot: Bloomingdale (07403)
| Metric | Value |
|---|---|
| Median listing price | $572,356 ▲ 17.1% |
| Price per sq ft | $395 |
| Days on market | 30 days |
| Median rent | $2,237 ▲ 1.7% |
| Active listings | 18 ▼ 34.8% |
| Gross rent yield | 4.7% |
Bloomingdale's 07403 carries a Zillow Home Value Index of $561,192 as of August 2026, up 5.6% from a year earlier.
Bloomingdale is a borough in Passaic County, in the U.S. state of New Jersey. Overall, Bloomingdale is home to four membership lake communities including Glen Wild Lake, Lake Iosco, Kampfe Lake, and Morse Lakes. A suburban neighborhood featuring an upper and lower lake. Population: 7,777.
Investor note: Bloomingdale's lake communities, including Glen Wild Lake and Lake Iosco, can lift prices for water-access homes in 07403. As a result, compare like with like and check flood zones.
Max offer when the ARV equals the median price: $572,356 × 70% − $46,000 repairs = $354,649 max offer
ZIP 07421 · Hewitt · $535,000 · Negotiate
Market snapshot: Hewitt (07421)
| Metric | Value |
|---|---|
| Median listing price | $535,000 ▲ 7.4% |
| Price per sq ft | $252 |
| Days on market | 56 days ▲ 30.2% |
| Median rent | $2,875 ▲ 19.8% |
| Active listings | 50 ▼ 26.9% |
| Gross rent yield | 6.4% |
Hewitt ZIP 07421 shows a Zillow Home Value Index of $484,719 for August 2026, up 3.8%, below its $535,000 median listing.
Hewitt is an unincorporated community and census-designated place located within West Milford Township in Passaic County, in the U.S. state of New Jersey. It is named for Abram Hewitt. Population: 1,912.
Investor note: Hewitt sits inside West Milford Township, so the township holds the permit, lien and code records for 07421. With only about 1,912 residents, sales are scarce, so verify each comp and keep local buyers.
Max offer when the ARV equals the median price: $535,000 × 70% − $43,000 repairs = $331,500 max offer
ZIP 07442 · Pompton Lakes · $475,000 · Buy & hold
Market snapshot: Pompton Lakes (07442)
| Metric | Value |
|---|---|
| Median listing price | $475,000 ▼ 1.6% |
| Price per sq ft | $331 |
| Days on market | 42 days ▲ 27.3% |
| Median rent | $2,777 ▲ 7.8% |
| Active listings | 37 ▲ 41.9% |
| Gross rent yield | 7.0% |
Pompton Lakes' 07442 posts a Zillow Home Value Index of $561,546 as of August 2026, up 4.6%, well above its $475,000 median listing.
Pompton Lakes is a borough in Passaic County, in the U.S. state of New Jersey. Generally, Pompton Lakes was established on February 26, 1895, from portions of Pompton Township, based on the results of a referendum held three days earlier. Also, the borough was named for the Pompton people, a sub-tribe of Native Americans who lived in the area. Population: 11,127.
Max offer when the ARV equals the median price: $475,000 × 70% − $38,000 repairs = $294,500 max offer
ZIP 07470 · Wayne · $699,967 · Negotiate
Market snapshot: Wayne (07470)
| Metric | Value |
|---|---|
| Median listing price | $699,967 ▼ 1.4% |
| Price per sq ft | $357 |
| Days on market | 37 days ▲ 10% |
| Median rent | $2,875 ▼ 14.2% |
| Active listings | 190 ▲ 29.4% |
| Gross rent yield | 4.9% |
Wayne ZIP 07470 has a Zillow Home Value Index of $748,537 for August 2026, a 7.2% jump, the biggest gain and highest value on this page.
Wayne is a township in Passaic County, in the U.S. state of New Jersey. Home to William Paterson University and located less than 20 miles from Midtown Manhattan, the township is a bedroom suburb of New York City and regional commercial hub of North Jersey.
In addition, Wayne was formed as a township by an act of the New Jersey Legislature on April 12, 1847, from portions of Manchester Township. Population: 54,838.
Investor note: William Paterson University keeps rental demand steady in 07470, which suits landlord buyers looking near campus.
Max offer when the ARV equals the median price: $699,967 × 70% − $56,000 repairs = $433,977 max offer
ZIP 07502 · Paterson · $497,444 · Negotiate
Market snapshot: Paterson (07502)
| Metric | Value |
|---|---|
| Median listing price | $497,444 ▼ 0.3% |
| Price per sq ft | $346 |
| Days on market | 54 days ▲ 118% |
| Median rent | $2,300 ▼ 4.2% |
| Active listings | 37 ▲ 31% |
| Gross rent yield | 5.5% |
Central Paterson's 07502 shows a Zillow Home Value Index of $540,309 as of August 2026, up 4.3%, above its $497,444 median listing.
Paterson is the largest city in and the county seat of Passaic County, in the North Jersey region of the U.S. state of New Jersey.
In general, a prominent mill town within the New York–New Jersey metropolitan area, Paterson has been known as Silk City for its once-dominant role in silk production during the latter half of 19th century. Population: 159,732. Overall, ZIP 07502 covers the central part of Paterson.
Investor note: Paterson's Silk City mill heritage left older housing in 07502 that often needs full updates, which flip buyers look for.
Max offer when the ARV equals the median price: $497,444 × 70% − $40,000 repairs = $308,211 max offer
ZIP 07505 · Paterson · Wholesale
Market snapshot: Paterson (07505)
Generally, ZIP 07505 covers the southeastern part of Paterson, about 2 miles from the center of the city.
ZIP 07508 · Haledon · $699,900 · Wholesale
Market snapshot: Haledon (07508)
| Metric | Value |
|---|---|
| Median listing price | $699,900 ▲ 3.9% |
| Price per sq ft | $370 |
| Days on market | 38 days ▼ 11.6% |
| Median rent | $2,300 ▼ 4.2% |
| Active listings | 23 ▼ 21% |
| Gross rent yield | 3.9% |
Haledon ZIP 07508 posts a Zillow Home Value Index of $642,207 for August 2026, rising 5.9% year over year.
Haledon is a borough in Passaic County, in the U.S. state of New Jersey. Also, Haledon was incorporated as a borough by an act of the New Jersey Legislature on April 8, 1908, replacing the now-defunct Manchester Township, based on the results of a referendum held on May 21, 1908. Population: 9,052.
Max offer when the ARV equals the median price: $699,900 × 70% − $56,000 repairs = $433,930 max offer
ZIP 07514 · Paterson · $498,000 · Wholesale
Market snapshot: Paterson (07514)
| Metric | Value |
|---|---|
| Median listing price | $498,000 ▲ 15.8% |
| Price per sq ft | $346 |
| Days on market | 30 days ▼ 68.2% |
| Median rent | $2,300 ▲ 4.5% |
| Active listings | 37 ▼ 13.2% |
| Gross rent yield | 5.5% |
East Paterson's 07514 carries a Zillow Home Value Index of $535,100 as of August 2026, up 3.1% from the prior year.
In addition, ZIP 07514 covers the eastern part of Paterson, about 3 miles from the center of the city.
Max offer when the ARV equals the median price: $498,000 × 70% − $40,000 repairs = $308,600 max offer
At the same time, gross rent yield takes 12 months of median rent over the median list price, and each max offer reserves 8% of the median price for repairs.
Finding cash buyers in Passaic County
In general, gather your buyers before you sign a seller. Overall, Passaic County's best buyers pay cash and close quickly: flippers, rental investors and small builders.
Assigning a purchase contract in New Jersey
Also, wholesaling laws vary between states, and some require disclosures or a license for certain activities. Then, ask a New Jersey real estate attorney to review your contracts before your first Passaic County deal.
ForeclosuresDaily off-market opportunities before your competition
Passaic County at a glance
New Jersey forecloses through the courts.
In addition, lenders file in the Superior Court, Chancery Division, and the county sheriff runs the sale. After a sheriff sale, the owner usually has 10 days to redeem by paying the full judgment. In Passaic County, contracts signed before the sale date leave time to find a buyer.
What changed recently: Since July 10, 2024 (P.L.2024, c.39), a New Jersey owner facing foreclosure on a tax sale certificate can ask the court, before final judgment, to have the home sold at a sheriff’s sale or online auction instead of the lienholder simply taking title. The owner then keeps the money left over after the tax debt and costs are paid. Abandoned properties are excluded.
Sources: U.S. Census Bureau QuickFacts, Passaic County, New Jersey (2020 to 2024 American Community Survey; population estimate for July 1, 2025) and state foreclosure law summary.
In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.
Passaic County wholesaling FAQ
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