Anthony Licciardello | August 5, 2026
Livingston, NJ
Livingston is a large township of distinct sections, each with its own character of homes, lots, and price points. Knowing them is how you turn "somewhere in Livingston" into the right street for your budget, your home style, and your school zone. Here's a guide to Livingston's neighborhoods — what each section is known for, described by its homes and setting.
Because Livingston covers about fourteen square miles, "which section" is a real question. The town is overwhelmingly single-family on substantial lots, but the sections differ in home style, lot size, and price. The estate and luxury pockets — Riker Hill, Bel Air and Bel Air Woods, Chestnut Hill, Coventry, and Laurel Hills — offer larger homes on bigger lots, often near parks and open space, with prices from roughly $2 million up past $3–4 million for custom new builds. Classic residential sections such as Collins, Burnet Hill, Broadlawn, and the Hillside area blend established mid-century homes with new construction across a wide range of prices. And the Livingston Town Center area, closer to shopping and dining, holds most of the town's limited condo and townhome inventory. Your section shapes four things at once — the kind of home you'll get, what you'll pay, your elementary attendance zone, and your drive to a train — so it's worth choosing deliberately. As always, confirm the exact school zone for any address before you buy.
Livingston's sections are the map behind the market, so here's the guide. It pairs with our relocation guide, market analysis, and schools guide. Section boundaries and pricing shift; verify current details and attendance zones for any address.
Livingston isn't a small town you can treat as one place. Across its roughly fourteen square miles sit a number of established sections, and while nearly all of them are single-family homes on substantial lots, they vary in what those homes look like and cost. Some areas are known for larger estate-style properties near parks and open space; others for classic mid-century houses on tree-lined streets; and the Town Center area for greater proximity to shopping, dining, and the town's limited condo and townhome options.
The reason section matters so much is that it decides four things at once: the style and size of home you'll find, the price band, your elementary attendance zone (which varies across town — see our schools guide), and your drive to a Midtown Direct station (see our commute guide). Get the section right and the rest of the search gets much easier.
Several sections anchor Livingston's high end. Riker Hill, in the eastern part of town, is known for larger estate-style homes on spacious lots with scenic settings, adjacent to Riker Hill Art Park and near the South Mountain Reservation; it's one of the town's focal points for new luxury construction. Bel Air and Bel Air Woods are established sections of well-maintained Colonial and Tudor-style homes on mature, landscaped lots, developed with an open-space, cluster layout.
Chestnut Hill, set between Northfield Road and South Orange Avenue, is a section of modern luxury homes with spacious floor plans and a good deal of new construction, spanning roughly $1 million to $3 million and up. Coventry — bounded by Walnut Street, Hobart Gap Road, Coventry Road, and South Orange Avenue — sits at the top of the market, with prices generally starting around $2 million. And Laurel Hills, in the township's northeast corner, offers spacious single-family homes on tree-lined streets with landscaped yards in a private setting, close to parks, schools, and transportation. These are the sections to explore if you want size, newer construction, or the town's premier addresses — the focus of our Livingston luxury homes guide.
Much of Livingston's appeal lives in its established residential sections, which blend classic mid-century homes with newer construction across a wide range of prices:
Centered near Collins Elementary — single-family colonials on tree-lined streets, with some new construction on cul-de-sac lots. A consistently sought-after section.
Near Burnet Hill Elementary — larger properties in quieter, established residential settings.
Near the Town Center — a mix of established homes and new construction, including some of the town's townhome and condo product.
Established single-family sections such as the Hillside area (including Hillside Avenue) round out the classic residential map, with homes across a broad range of styles and prices.
Section descriptions per public real-estate and municipal sources, 2025–2026; boundaries are informal and pricing changes. Confirm the attendance zone and details for any specific address.
Across these sections you'll find the widest span of Livingston's inventory — from updated mid-century homes to brand-new construction — which is exactly where many buyers find the best balance of home, price, and location. Because condition varies so much here, comping within the right tier (as we cover in the market guide) matters most in these classic sections.
How the estate sections' recent closed-sale medians compare — with the town's single-family median for context.
Indicative section medians from recent MLS-fed closed sales (Garden State / New Jersey MLS via neighborhoods.com); small, undated samples. Town single-family median per Homes.com, 2025–26. Not official valuations — figures vary by home, lot, and condition.
Bel Air · Coventry — larger homes on bigger lots, the town's high end.
Chestnut Hill · Riker Hill — modern and new-construction homes; custom builds reach $3M+.
Collins · Burnet Hill · Broadlawn · Hillside — mid-century homes and renovations; new builds push higher.
Town Center · Regency Club — the town's limited condo and townhome inventory.
These are bands with confidence grades, not official valuations. Section medians derive from recent MLS-fed closed sales (Garden State and New Jersey MLS, via neighborhoods.com); town anchors from Homes.com and the Zillow home-value index.
Grades: estate-section medians are indicative (closed sales, but single aggregator, small and undated samples); classic sections are directional (no independent section median available); attached-home figures are indicative.
Excluded / discarded: low-quality and cross-town data were screened out, including listing sets that resolved to a different "Livingston" in another state and a mislabeled "top neighborhoods" list that actually referenced New York City locations — both failed a geographic-integrity check. No demographic data of any kind was used.
To upgrade to verified bands: a Garden State MLS closed-sale pull by section (last 6–12 months) would move the classic sections from directional to fully corroborated. Ask us for a current, address-level read on any section before you rely on these figures.
The Livingston Town Center area, near the South Livingston Avenue and Northfield Road corridors, offers the greatest proximity to shopping and dining and holds most of the town's limited condo and townhome inventory, roughly $600,000 to $1.5 million — the main option for lower-maintenance living in a town otherwise dominated by houses. The Town Center and Route 10 corridors, plus the nearby Livingston Mall, cover everyday retail, while parks like Riker Hill Art Park, Memorial Park, Becker Park, and the South Mountain Reservation give the whole town easy access to green space and recreation.
Choosing your section comes down to matching four things: the home style and size you want, your budget, your preferred elementary zone, and your commute. An estate-section buyer and a Town-Center condo buyer are shopping two different Livingstons — and that's the point; there's a fit for a wide range of buyers. We'll help you narrow to the sections that match your priorities, then confirm the school zone and pull real comps for any home. Browse current Livingston homes for sale and let's map your search.
Section names in Livingston are informal and their boundaries blur — the same house might be called Riker Hill by one listing and something else by another, and a "section" premium isn't a guarantee of value on its own. Don't overpay for a label. Anchor on the concrete things: the actual lot, the home's condition and price versus real comps in that immediate pocket, the confirmed elementary zone, and the drive to your station. The section is a useful shorthand for narrowing your search; the specific address is what you're actually buying.
"When New York buyers tell me they want 'Livingston,' my next question is always which part. This is a big town — an estate on a scenic lot in Riker Hill and a low-maintenance townhome by the Town Center are completely different lifestyles at completely different prices. I walk buyers through the sections, match them to two or three that fit, and then we get specific: the lot, the comps, the school zone. That's how you buy the right piece of a big town."
— Anthony Licciardello, Broker, The Prodigy Team
Knowing a big town section by section — and matching a New York family to the right one — is exactly the local expertise a cross-border broker should bring. I'm Anthony Licciardello, Broker of The Prodigy Team — dual-licensed in New York and New Jersey and a leading broker for cross-border New York–New Jersey transactions, bringing the New York market to New Jersey sellers — and guiding families to the right part of town is work we do every week.
Our Above the Streets cinematic drone series extends that reach — aerial storytelling that markets entire towns, not just listings, with audience performance exceeding industry benchmarks for real estate media.
Anthony Licciardello · Broker, The Prodigy Team · 718-873-7345
Tell us your home style, budget, school priorities, and commute, and we'll point you to the sections that fit — then find the right home within them.
What are the main neighborhoods in Livingston, NJ?
Livingston has several established sections. The estate and luxury pockets include Riker Hill, Bel Air and Bel Air Woods, Chestnut Hill, Coventry, and Laurel Hills. Classic residential sections include Collins, Burnet Hill, Broadlawn, and the Hillside area. The Livingston Town Center area offers proximity to shopping and dining and most of the town's limited condo and townhome inventory. Boundaries are informal, so confirm specifics for any address.
Which are the most expensive sections of Livingston?
The estate sections command the highest prices — Riker Hill, Bel Air and Bel Air Woods, Chestnut Hill, and Coventry, where homes often start around $2 million and custom new construction can exceed $3–4 million. These sections feature larger homes on bigger lots, frequently near parks and open space. Our Livingston luxury homes guide covers the high end in detail.
Are there condos or townhomes in Livingston?
Some, but inventory is limited — Livingston is overwhelmingly single-family. Most of the condo and townhome product is in and around the Livingston Town Center and Broadlawn area, generally in the $600,000 to $1.5 million range, offering lower-maintenance living with proximity to shopping and dining. If low-maintenance living is your goal, that's the area to focus on.
How do I choose the right section of Livingston?
Match four things: the home style and size you want, your budget, your preferred elementary attendance zone, and your commute to a Midtown Direct station. Because section boundaries are informal and the elementary zone is address-specific, narrow to a couple of sections that fit your priorities, then confirm the school zone and pull real comps for any specific home before making an offer.
Moving to Livingston — The Complete Relocation Guide
Livingston Luxury Homes — The High End
Livingston Real Estate Market Analysis
Livingston Schools — The District Guide
Livingston Homes for Sale — Browse Current Listings
Neighborhood details per public real-estate and municipal sources, 2024–2026, for Livingston Township, Essex County, NJ (ZIP 07039). Livingston is overwhelmingly single-family detached on substantial lots. Sections referenced — including Riker Hill, Bel Air and Bel Air Woods, Chestnut Hill, Coventry, Laurel Hills, Collins, Burnet Hill, Broadlawn, the Hillside area, and the Livingston Town Center — are described by their housing stock, lot characteristics, price tiers, and proximity to parks, schools, and shopping. Section names and boundaries are informal and may be described differently across listings; price ranges (roughly $700,000 to over $3–4 million for custom construction, and about $600,000 to $1.5 million for the limited Town Center condo/townhome inventory) vary by home, lot, and condition and change over time. Elementary-school attendance zones are assigned by address and are not determined by section name; confirm the exact zone and all details for any specific property with the Township and Livingston Public Schools. This is general information, not financial advice. Verify current specifics before relying.
Prodigy Real Estate is an innovative real estate company offering high-end video production, home valuation services, purchasing, and home sales. Serving New York and New Jersey.
