Commercial Real Estate for Lease or Sale in Passaic County, NJ
Commercial real estate in Passaic County, NJ includes industrial, warehouse, flex, office, and retail property for lease or sale in Wayne, Clifton, Paterson, Totowa, and Woodland Park. Pricing is competitive compared with Bergen County, with direct access to Route 46, Route 3, and I-80. An experienced local broker can source industrial and warehouse space in NJ, guide you through the commercial property buying process, and negotiate stronger terms. Contact a trusted broker today.
Why Do Businesses Choose Passaic County for Commercial Real Estate?
Passaic County sits between Bergen, Essex, and Morris Counties, giving businesses Northern New Jersey access at more competitive pricing than Bergen County. Route 46, Route 3, I-80, and the Garden State Parkway connect the county to the Meadowlands, Manhattan, and the Port of Newark.
Paterson, once known as “Silk City,” was one of America’s earliest manufacturing centers. Today the county’s base has shifted to light industrial, logistics, contracting, and service businesses.
Industrial and Warehouse Space in Passaic County, NJ
Passaic County offers strong industrial corridors and a wide range of building ages, sizes, and price points.
- Wayne: the county’s top owner-user industrial submarket along Route 46, with access to Bergen County via Route 23 and Route 202
- Clifton and Woodland Park: established corridors near Route 3 and Route 46, popular with distributors, contractors, and light manufacturers
- Totowa and Little Falls: business parks with owner-user and multi-tenant investment product
- Paterson, Passaic, and Hawthorne: the value tier, with older mid-century buildings for buyers with renovation capacity
- Off-market listings: industrial properties available before they reach public listing sites
Compare options in our guide to warehouse space for rent in Northern NJ and current Northern NJ warehouse lease rates.
How Much Does Industrial Property Cost in Passaic County?
Industrial sale prices in Passaic County typically range from $100 to $250 per square foot. Quality owner-user buildings in Wayne generally trade between $150 and $250 per square foot, while older Paterson stock is priced lower. Building age, clear height, dock configuration, and location drive value.
What Should You Know Before Buying Industrial Property in Passaic County?
Because of the county’s manufacturing history, environmental due diligence is essential. Key steps include:
- Phase I Environmental Site Assessment (ESA), followed by a Phase II ESA with soil and groundwater sampling if recognized environmental conditions appear
- NJ DEP and ISRA review, since sellers of industrial property generally must comply with the Industrial Site Recovery Act
- Physical inspection of roofs, HVAC, three-phase electrical service, loading docks, and dock levelers
- Financing review, including SBA 504 loans with as little as 10 percent down or conventional loans requiring 25 to 35 percent down
Most acquisitions close in 60 to 120 days. Read our full Passaic County industrial buyer’s guide or weigh the lease vs. buy decision for industrial space.
Office, Retail, and Investment Property in Passaic County
Beyond industrial, we help clients lease and buy office, retail, and mixed-use property. Multi-tenant industrial buildings and flex parks in Passaic County can offer attractive cap rates for investors. Our investment sales services cover net-lease assets, sale-leasebacks, and development land, and owners can sell commercial property with data-driven pricing.
Passaic County Towns and Neighboring Markets We Serve
We serve Paterson, Wayne, Clifton, Passaic, Totowa, Woodland Park, Little Falls, and Hawthorne, plus neighboring Bergen County commercial real estate markets and Essex, Hudson, and Union Counties.
Experienced Commercial Real Estate Broker in Passaic County
Steven N. Muller brings 30+ years of Northern New Jersey experience representing tenants, buyers, sellers, and investors. As an independent broker, he offers personal attention and direct relationships with local landlords and owners. Through our tenant representation services, the landlord typically pays the commission, so expert representation costs you nothing.
One client noted that Steven always finds and negotiates the best deal, after warehouse searches across the Meadowlands, Passaic, Hudson, and Union Counties.
Learn more about Steven N. Muller, then call (917) 750-9787 or send a message to start your Passaic County property search.
Ready to find your space?
Call (917) 750-9787 or send a message and Steven will be in touch.
Send a message