Livingston, NJ | Space, Schools and New Builds
13 Square Miles of Neighborhoods Around a Top-Ranked School District
Livingston Real Estate | Space and Schools at Township Scale
Livingston is what Essex County looks like when a town has room: 13.79 square miles of cul-de-sacs, colonials and new construction wrapped around one of New Jersey's top-ranked school systems and the Cooperman Barnabas Medical Center campus. Livingston NJ homes for sale traded at a median of $1,199,481 over the three months ending August 2026, essentially flat year over year per Redfin, with 117 August closings, a 21-day median market time and homes averaging about 3 percent over list.
Underneath the flat median is a two-speed market worth understanding before you bid or list. Prepared, well-priced homes still ignite: an Irving Avenue colonial listed at $950,000 closed at $1,148,000 in August 2026, 21 percent over asking, and a Preston Drive cape went under contract at full price in a single day. At the same time, about one listing in six took a price cut, and homes that chased the top of the market sat 100 days or more. The spread between those outcomes is strategy, and it is the whole game here.
The ladder runs wider than Livingston's reputation suggests: capes and splits from the $500,000s and $600,000s, four-bedroom colonials from about $900,000 to $1.5 million, gated townhome and condominium communities off the Eisenhower Parkway corridor, and a deep new-construction tier where rebuilds on larger lots trade from roughly $2 million past $3 million, which is where searches for Livingston NJ luxury homes end up.
The Allison Ziefert Real Estate Group at Compass serves Livingston from its Millburn office next door, bringing 25+ years of combined experience, more than 500 five-star client reviews and the comparable judgment, by street, vintage and renovation level, that decides whether you are the 21-percent-over sale or the 136-day sit.
What to Love About Livingston
A Top-15 High School
Livingston High School carries an A+ from Niche and ranks 14th among New Jersey public high schools for 2026, first in Essex County, at the top of a district where both middle schools rank in the state's top 30 and every elementary school grades an A.
Room That Close-In Towns Cannot Offer
At 13.79 square miles, Livingston delivers the half-acre lots, cul-de-sacs and garage count that the train-line boroughs gave up a century ago, which is why so much of the region's new construction happens here.
A Medical Center as the Town Anchor
Cooperman Barnabas Medical Center on Old Short Hills Road, RWJBarnabas Health's flagship hospital, anchors employment, services and daily convenience on the township's east side.
Dinosaur Tracks and an Art Colony
The 204-acre Riker Hill Complex pairs a former Nike missile base reborn as an Essex County art park of about 35 working studios with the Riker Hill Fossil Site, a National Natural Landmark where more than a thousand dinosaur-era tracks were uncovered.
A Town Center Built for Errands on Foot
Livingston Town Center at North Livingston Avenue and Route 10 gives the township a walkable retail village, backed by the Memorial Oval's fields, the community pool and a parks list that runs from a skate park to a dog park.
Institutions That Chose Livingston
Newark Academy, the independent day school founded in 1774, moved to its Livingston campus in 1964, the same year the medical center arrived from Newark, and both are still anchors six decades later, joined by the Joseph Kushner Hebrew Academy and Rae Kushner Yeshiva High School campus on South Orange Avenue.
Every street here prices differently. Ask the team about the one you have in mind.
Ask the teamLivingston Neighborhoods and Property Types | A Buyer's Guide
Livingston organizes itself around its elementary school zones and arterial roads rather than named historic districts, so the clearest way to shop houses for sale in Livingston NJ is by section and property type.
The Center | Town Center, the Oval and the Original Grid
The blocks around South and North Livingston Avenues hold the township's older housing: capes, splits and postwar colonials within reach of Livingston Town Center, the Memorial Oval and the library. This is Livingston's entry tier, where 2026 sales like a $530,000 Preston Drive cape, a $708,000 Burnet Hill Road colonial and a $725,000 Lincoln Avenue sale cluster in the $500,000s to the mid $700,000s, and where move-in-ready listings draw the fastest contracts in town.
Riker Hill and the West Side
The township's western rise around the Riker Hill Elementary zone climbs toward the 204-acre Riker Hill Complex at the Roseland border, with mid-century splits and ranches on some of Livingston's largest lots. That lot math makes this a center of teardown and new-build activity, with expanded and new homes trading well above the originals they replace, and the art park's studios and the fossil site's trails at the top of the hill.
The East Side | Toward Short Hills and the Medical Center
East of town, the streets running toward the Cooperman Barnabas campus and the Short Hills border carry Livingston's upper tier: expanded colonials and estate-scale new construction where 2026 closings include $2,075,000 on Hillside Avenue, $2,675,000 on Graymoor Road and $2,999,999 on Penwood Road. Buyers searching Livingston NJ luxury homes should start here and expect roughly $2 million to beyond $3 million for recent construction on larger lots.
Townhomes, Condos and Gated Communities
Livingston keeps a real attached-housing tier, much of it in gated communities along the Eisenhower Parkway corridor, where 2026 resales include a Pointe Gate Drive townhome at $730,000, 12 percent over asking, and an Edmonton Court townhome at $860,000. These communities trade mostly in the $600,000s to the high $800,000s with association amenities in place of yard work, and they are the township's main option for downsizers who want to stay in the school district's orbit without the half-acre.
Livingston NJ Homes for Sale
Homes the Allison Ziefert Real Estate Group has listed and sold in Livingston.
Living in Livingston | Dining, Shopping and Things to Do
Dining
Livingston's table is anchored by two delis locals argue about: Eppes Essen on East Mount Pleasant Avenue, the classic Jewish delicatessen that out-of-towners drive in for, and Nana's Deli & Restaurant on South Livingston Avenue, the counter that wins the sandwich debate as often as it loses it. Panevino Ristorante has held the special-occasion Italian role for decades, and Lithos on Eisenhower Parkway brings a serious Greek kitchen to the corridor.
The everyday rotation fills in from there: THAVMA Mediterranean Grill at Livingston Town Center, Sweet Basil's Cafe for brunch, the Ritz Diner on East Mount Pleasant for everything a diner should be, and a run of pizzerias led by Anthony Francos and Calabria on South Livingston Avenue.
Shopping
Livingston Town Center, the mixed-use village at North Livingston Avenue and Route 10, carries the walkable end of the township's retail, with the Route 10 and East Northfield Road corridors handling the big-format errands and the ShopRite anchoring South Livingston Avenue. For the department-store trip, The Mall at Short Hills sits one town over, about ten minutes down the road through Millburn.
Outdoor Recreation and Things to Do
The township's parks list is long enough to need categories. The Memorial Oval and Memorial Park hold the fields, community events and the 9/11 Living Memorial Garden at the center of town; the Mervyn V.T. Haines Community Pool, the Okner Sports Complex, East Hills Park, Littell People's Pond, a skate park and a dog park round out the municipal system; and the 204-acre Riker Hill Complex at the Roseland border layers an Essex County art park of about 35 working studios, built into a former Nike missile base, over Becker Park's trails and the Riker Hill Fossil Site, the National Natural Landmark where more than a thousand dinosaur-era tracks were uncovered after a 1968 discovery.
The art park's studios open to the public for shows and events through the year, keeping a working cultural calendar inside the township.
Livingston Schools
Livingston Public Schools runs about 6,000 students through a structure that gathers the whole township as children grow: six neighborhood elementary schools, Burnet Hill, Collins, Harrison, Hillside, Mount Pleasant and Riker Hill, serve PreK or K through 5, then every sixth grader attends Mount Pleasant Middle School, every seventh and eighth grader attends Heritage Middle School, and all of it feeds Livingston High School.
How they rate. Livingston High School carries an A+ from Niche and ranks 14th among New Jersey public high schools for 2026, first in Essex County, with 28 Advanced Placement courses on the books. Heritage Middle School grades an A and ranks 24th among the state's public middle schools, Mount Pleasant Middle School ranks 27th, and the six elementary schools all grade A on Niche with GreatSchools ratings of 8 and 9 out of 10, four of them ranked inside the state's top 110 elementary schools. Confirm building assignments with the district, and treat every rating as a dated third-party measure.
Independent options in and near town. Newark Academy, the independent day school founded in 1774, has been on its Livingston campus since 1964, and the Joseph Kushner Hebrew Academy and Rae Kushner Yeshiva High School share a South Orange Avenue campus in town; Montclair Kimberley Academy and the wider Essex County independents are a short drive beyond.
Livingston on the Map
- Within
- Essex County
- ZIP code
- 07039
Landmarks on the map
- Cooperman Barnabas Medical Center
- Livingston High School
- Livingston Town Center
- Memorial Oval
- Newark Academy
- Riker Hill Fossil Site
Frequently Asked Questions About Livingston Real Estate
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Team
Allison Ziefert Real Estate Group at Compass. Co-principals Allison Ziefert (NJ License 0999509) and Sarah "Ginge" Calhoun (NJ License 1650080)
Office
378-380 Millburn Ave., 2nd Floor, Millburn, NJ 07041
Hours
Weekdays 8:00 a.m. to 6:00 p.m. Weekends by appointment.