A New Jersey town, once bustling with industries and factories, is slowly transforming itself into a cozy and simple place.
Harrison is in the shadow of New York City—about a 5-mile drive. Its population is around 20,000. Developers have recognized its untapped potential as a housing site—thanks to its easy access to public transportation, highways and a major airport.
“Harrison sets itself apart by maintaining a small, ‘in-store’ scale that provides a sense of exclusivity and local control that a larger city like Newark cannot easily replicate,” it said. Hannah Jonessenior economic research analyst at Realtor.com®.
But Harrison has long been known as an industrial town. It’s not as big as its neighbor Newark, with a median list price of $429,000 and about 133 active listings as of January. Homes in Newark spend about 62 days on the market.
It’s the opposite in Harrison, where there are only 16 active listings on Realtor.com (as of this writing), and most are multi-family homes located in high-density neighborhoods.
The town’s transformation is centered on the Riverbend District along the Passaic River, which is now filled with luxury apartments and shops—a hidden gem in a once industrial town.
River regeneration
The Riverbend district was established in 2005, and the first phase of the $750 million Harrison Station project was completed in 2011. The mixed-use building was built near the trains (known as PATH), which run back and forth from Harrison to New York City. About 275 apartments and 12,000 retail spaces were built and fully leased within a year.
“Strategic transportation hubs act as magnets for private investment, turning idle industrial land into high-value residential,” Jones explained. “By providing a direct and reliable link to global economic centers like New York City, a small town can overcome local economic stagnation and become a primary residence for high-income commuters. Ultimately, strong mobility reduces distance costs, making the city grow faster because people are willing to pay the tolls in the time they save every day.”
The second phase of the waterfront renovation was completed in 2014, and this time, it included a 138-room Westin hotel. In the same year, the third phase was started to add 320 residential houses and some retail spaces.
Meanwhile, along the river, luxury apartments and condos and a Marriott hotel were built, and the green space was transformed for residents and locals to enjoy.
Nearby are the Sports Illustrated Stadium where Major League Soccer teams New York Red Bulls and Gotham FC play, the Prudential Center (home of the NHL’s New Jersey Devils), and the New Jersey Performing Arts Center.
It’s a big change from decades ago when industry drove the economy.
Industry names
Harrison’s industrial growth dates back to the 1800s. The Edison Light Works opened a factory—with 150 workers—in 1882 to make the incandescent light bulb. In 1912, 4,000 people worked in the factory, but the factory was closed in 1929, when the work was moved to other parts of the country.
The factory did not remain empty for long. RCA bought us and started making radio tubes—more than three billion radio tubes were produced in that one place. The company expanded its campus to nearly 10 acres with 26 buildings, but new technology eventually saw the demise of the factory, which closed its doors in 1976.
The same can be said for Crucible Steel Co. which operated in the 1900s during World War II, making war machines. It later became a train station before closing.
Since the closing of the factories, environmental cleanliness has been the key to making residential projects a success. Now, people looking for a less expensive, yet convenient, alternative to the likes of Hoboken or Jersey City are willing to move on to Harrison.
