Living in Ho-Ho-Kus, NJ: The Local Guide to Buying a Home and Life in Town
There are plenty of guides that can tell you the population of Ho-Ho-Kus, where the train station is or how the schools are structured.
But if you’re thinking about actually buying a home here, those aren’t usually the questions you end up asking.
You want to know why one house gets multiple offers while another sits. Which streets let you walk to the train. Where you’ll find larger lots. Why two seemingly similar Colonials can sell for very different prices. What it’s really like to live in a town that’s only about 1.7 square miles.
I’ve spent much of my life in and around Ho-Ho-Kus. My family’s roots here go back generations, and today I live, work and sell real estate here.
So this is the Ho-Ho-Kus guide I’d give a buyer sitting across from me at my office on Sheridan Avenue.
First: Ho-Ho-Kus Is Really Small
That sounds obvious, but it has an enormous impact on the real estate market.
Ho-Ho-Kus is approximately 1.7 square miles with a population of just over 4,000.
There simply aren’t that many houses.
That means buyers can go through stretches when very few homes meeting their criteria are available. And when an especially desirable property comes to market, the combination of limited supply and accumulated demand can create intense competition.
Understanding scarcity is essential to understanding Ho-Ho-Kus real estate.
The Housing Is More Diverse Than You Might Expect
Drive around Ho-Ho-Kus and you’ll quickly realize there isn’t one standard “Ho-Ho-Kus house.”
You’ll find Colonials, ranches, distinctive older homes, historic properties, extensively renovated houses and newer construction.
Some properties sit close to downtown on neighborhood streets. Others occupy larger parcels that can feel surprisingly private for a town this close to New York City.
That’s also why price per square foot only tells part of the story here.
Lot, street, condition, architecture, renovation quality, train proximity and scarcity can all influence what a buyer is willing to pay.
Location Within 1.7 Square Miles Still Matters
One of the biggest mistakes buyers make is assuming Ho-Ho-Kus is too small to have meaningful micro-neighborhoods.
It isn’t.
Some buyers place a significant premium on walking to downtown and the train.
Others would rather have more land, privacy or a particular neighborhood setting.
Cheelcroft has its own architectural identity. The Saddle River Road corridor includes larger and historically significant properties. Other streets offer the classic neighborhood environment many buyers picture when they start looking in northern Bergen County.
Rather than asking me for the “best” part of Ho-Ho-Kus, I usually ask buyers how they actually want to live.
That answer tells us where to look.
Downtown Ho-Ho-Kus
Ho-Ho-Kus doesn’t have a sprawling downtown, and that’s part of its character.
The center of town around Franklin Turnpike and Sheridan Avenue provides restaurants, shops and services in a compact setting. The train station is integrated into that same part of town.
For people coming from New York City or Hoboken, being able to walk from your house to coffee, dinner or the train can make suburban life feel very different.
My own office is at 25 Sheridan Avenue because I believe being physically present in the town I serve matters.
The Schools
Ho-Ho-Kus has an unusual school structure that’s worth understanding if you’re relocating from outside the area.
Students attend Ho-Ho-Kus Public School through eighth grade. High school students then attend Northern Highlands Regional High School in neighboring Allendale through a send/receive relationship.
Rather than relying on rankings alone, I encourage buyers to look directly at the districts, programs and current information and decide what matters for their own family.
Historic Ho-Ho-Kus
This is one of my favorite parts of the town.
Ho-Ho-Kus’s history isn’t confined to a plaque or museum. It’s visible in its homes and streets.
I’ve had the opportunity to work with properties whose stories stretch back generations, including historic homes along East Saddle River Road. You’ll also encounter distinctive areas such as Cheelcroft and landmarks including The Hermitage.
Buying an older or historically significant home can be incredibly rewarding, but it requires understanding what you’re buying.
Renovations, additions, mechanical systems, property history and any applicable restrictions should all be investigated carefully.
The Commute to New York City
Yes, Ho-Ho-Kus has a train station.
No, that doesn’t mean you board in Ho-Ho-Kus and stay in the same seat all the way to New York Penn Station.
Ho-Ho-Kus is served by NJ Transit’s Main/Bergen County Line. Trips to Penn Station generally involve a transfer at Secaucus Junction. Riders can also continue toward Hoboken.
But focusing exclusively on the train misses part of the story.
Depending on where you live and where you work, commuters may consider the train, bus, driving or combinations of those options. Hybrid work has changed the calculation for many buyers as well.
And there’s another variable that matters tremendously:
Can you walk to the station?
A house several blocks from the train creates a very different morning routine from one requiring a drive and parking.
That’s why I encourage serious buyers to test the commute from the actual house they’re considering.
What Does It Cost to Live in Ho-Ho-Kus?
This is where generic town guides usually become less useful.
There isn’t one number that adequately describes the Ho-Ho-Kus housing market.
A smaller home requiring work may trade very differently from a renovated Colonial. New construction is another market. A historically significant property on substantial acreage is another.
And because inventory is limited, the available mix can dramatically change from one month to another.
When evaluating a house, I look at the recent comparable sales, but I also look at the characteristics buyers have recently rewarded: location, condition, lot, architecture, functionality and scarcity.
Ho-Ho-Kus vs. Ridgewood
This is probably one of the comparisons I discuss most often.
Ridgewood is substantially larger, with a larger downtown, more housing stock and numerous distinct neighborhoods.
Ho-Ho-Kus offers a much smaller-scale experience.
Neither is inherently better.
Some buyers immediately respond to the intimacy of Ho-Ho-Kus. Others want the scale and variety of Ridgewood.
I encourage buyers to experience both before deciding.
What People Don’t Tell You Before Moving Here
The small size of Ho-Ho-Kus affects more than inventory.
You see people you know.
Kids and families cross paths repeatedly through school, sports and community activities. Downtown businesses become genuinely local businesses. Town events feel local because they are.
For some people, that’s exactly what they’re looking for.
For others, a larger town may be a better fit.
That’s why choosing a town shouldn’t start with rankings. It should start with understanding how you actually want to live.
Buying in Ho-Ho-Kus
If you’re serious about buying here, my biggest advice is simple:
Learn the market before the house you love appears.
Understand the streets. Tour homes at different price points. Watch what sells and for how much. Learn which compromises you’re willing to make and which you’re not.
Because when the right Ho-Ho-Kus property appears, you may not have weeks to figure those things out but that also doesn't mean you should feel pressured to bid on a home you don't love or pay a premium for a home that may not demand it.
Selling in Ho-Ho-Kus
The same scarcity that can benefit sellers can also make pricing mistakes particularly visible.
Limited inventory doesn’t mean every house should be priced aggressively.
Condition, location, presentation, timing and pricing strategy still matter. The goal isn’t simply to put a high number on a house. It’s to understand where buyers are likely to perceive value and create the strongest possible market for the property.
The Bottom Line
You can learn the statistics of Ho-Ho-Kus online.
Understanding its real estate takes more than statistics.
It’s knowing why one street trades differently from another. What buyers have been competing for. How older homes have evolved. Where the larger properties are. Which homes provide walkability. And what something is likely to be worth when there aren’t five comparable houses sitting on the market.
That’s the part of Ho-Ho-Kus I know best.
