Closter, NJ — Momentum Score, Home Values & Best-For

All states·New Jersey·Closter

Bergen County · New York-Newark-Jersey City · population 8,730

InvestorsSmall-town feel

Overview Cost of living Moving guide

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Rising

Momentum score · 0–100

Where Closter stands

At or near all-time high. home values up 7.6% in the last year. averaging 7.9% annual growth over 5 years.

Median home $1,181,658

1-year +7.6%

5-yr CAGR +7.9%

vs 5-yr peak +0.0%

Population +0.4%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly

Lifestyle scores

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Walkability

25/100

Very car-dependent

Estimated from population density. Higher = denser, more amenities within walking distance.

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Public transit

10/100

Transit limited

Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.

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Remote work fit

28/100

Poor remote-work fit

Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent vs buy

Price-to-rent ratio: 20.1

Lean rent

At a 20.1 price-to-rent ratio, the math is starting to lean toward renting in Closter. Owner-occupier ROI requires longer holds and the assumption that prices keep appreciating roughly at the rate of rent.

How the momentum score breaks down

methodology →

Home YoY

84 · w22%

Home 5-yr CAGR

78 · w22%

Distance from peak

90 · w18%

Population growth

53 · w16%

Home 10-yr CAGR

65 · w10%

Long thesis

Closter has averaged 7.9% annual appreciation over five years and the trend is still live (+7.6% in the last 12 months). When a momentum trade keeps working, the simplest explanation is usually correct: more people want in.

Short thesis

Closter's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About Closter

Closter is a city in Bergen County, New Jersey, with an estimated population of 8,730. It anchors the New York-Newark-Jersey City metro area. The median home value in Closter is $1,181,658 as of 2026-04, up 7.6% over the last 12 months. Over the last five years, home values have averaged +7.9% annual growth, with prices at or near the 5-year peak. Rents in Closter average $4,900 per month. The composite momentum score is 76 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●Trend still working: prices up 7.6% in the last 12 months — buyers are still chasing inventory.

●Healthy 5-year run: +7.9% annualized over 5 years, outpacing US inflation.

●Held the highs: currently +0.0% from the 5-year peak — this market refused to give back gains.

▼ Bear case

●Premium territory: $1,181,658 median home is a high bar to clear — affordability constrains the buyer pool.

○Thin housing market: small population means fewer transactions and slower resale. Liquidity risk on exit.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Bergen County right now.

NWS active alerts (NJ)New Jersey Emergency Management How to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Bergen County routes NWS alerts; check the state EM portal for non-weather emergencies.