Up-and-Coming Neighborhoods in Leonia borough, NJ

25 neighborhoods with growth potential — still affordable, increasingly walkable, and showing improving conditions. Ranked by affordability, walkability, employment, safety, and air quality.

Population: 9,2732026 Data

Up-and-Coming Neighborhoods in Leonia borough, NJ — Key Takeaways

Leonia borough has 25 neighborhoods showing growth potential. The most affordable up-and-coming area is Lopatcong Overlook CDP with a median home value of $192,800. The strongest job market is in Ocean View CDP with an unemployment rate of 0.5%.

Leonia borough has a population of 9,273, a median household income of $110,679, an unemployment rate of 4.6%, and a poverty rate of 4.4%. The median home value citywide is $619,700, which is 120% above the national average of $281,900.

Data sourced from the US Census Bureau, FBI Crime Data Explorer, EPA AirNow, Walk Score, and FEMA. Last updated: March 2026.

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Top 3 Up-and-Coming Neighborhoods

Lopatcong Overlook CDP

85/100

Up-and-Coming Score

$192,800

Unemp: 0.0%

Beesleys Point CDP

78/100

Up-and-Coming Score

$279,500

Unemp: 0.0%

Silver Lake CDP (Cumberland County)

78/100

Up-and-Coming Score

$286,200

Unemp: 0.0%

Complete Rankings — 25 Neighborhoods

Up-and-coming neighborhoods in Leonia borough ranked by growth potential score, with median home value, walk score, unemployment rate, crime rate, and rent.
#	Neighborhood	Score	Median Home	Walk Score	Unemployment	Crime Rate	Rent
	Lopatcong Overlook CDP	85	$192,800	—	0.0%	0.3 per 1K	N/A
	Beesleys Point CDP	78	$279,500	—	0.0%	0.3 per 1K	N/A
	Silver Lake CDP (Cumberland County)	78	$286,200	—	0.0%	0.3 per 1K	N/A
4	Centre Grove CDP	78	$197,300	—	3.4%	0.3 per 1K	N/A
5	Country Lake Estates CDP	77	$214,900	—	2.9%	0.3 per 1K	N/A
6	Sewell CDP	76	$276,200	—	1.4%	0.3 per 1K	N/A
7	East Vineland CDP	74	$259,300	—	2.8%	0.3 per 1K	N/A
8	Ocean View CDP	73	$344,300	—	0.5%	0.3 per 1K	N/A
9	Germania CDP	73	$278,900	—	2.5%	0.3 per 1K	N/A
10	Sweetwater CDP	72	$371,300	—	0.0%	0.3 per 1K	N/A
11	Grenloch CDP	72	$232,900	—	4.9%	0.3 per 1K	N/A
12	Mickleton CDP	71	$346,400	—	1.1%	0.3 per 1K	N/A
13	Vernon Valley CDP	71	$288,800	—	3.5%	0.3 per 1K	N/A
14	Oceanville CDP	68	$302,000	—	4.3%	0.3 per 1K	N/A
15	Vienna CDP	67	$431,300	—	0.0%	0.3 per 1K	N/A
16	Turnersville CDP	67	$316,500	—	4.1%	0.3 per 1K	N/A
17	Cliffwood Beach CDP	66	$302,900	—	5.1%	0.3 per 1K	N/A
18	Layton CDP	65	$324,200	—	5.0%	0.3 per 1K	N/A
19	South Dennis CDP	65	$359,600	—	3.6%	0.3 per 1K	N/A
20	Connecticut Farms CDP	64	$401,000	—	2.8%	0.3 per 1K	N/A
21	Auburn CDP	63	$419,200	—	2.7%	0.3 per 1K	N/A
22	Neshanic CDP	62	$495,700	—	0.0%	0.3 per 1K	N/A
23	Barclay CDP	61	$414,600	—	3.4%	0.3 per 1K	N/A
24	Forsgate CDP	55	$600,700	—	0.0%	0.3 per 1K	N/A
25	Monroe Manor CDP	49	$574,800	—	3.8%	0.3 per 1K	N/A

Rankings by Category

Top 5 up-and-coming neighborhoods in Leonia borough for each growth-potential metric.

Most Affordable

Lowest median home value

Lowest Unemployment

Lowest unemployment rate

Safest

Lowest violent crime rate

1
Lopatcong Overlook CDP
0.3 per 1K
2
Beesleys Point CDP
0.3 per 1K
3
Silver Lake CDP (Cumberland County)
0.3 per 1K
4
Centre Grove CDP
0.3 per 1K
5
Country Lake Estates CDP
0.3 per 1K

Highest Income

Highest median household income

1
Forsgate CDP
$229,837
2
Monroe Manor CDP
$198,485
3
Auburn CDP
$185,987
4
Oceanville CDP
$158,967
5
Vienna CDP
$156,750

Lowest Poverty

Lowest poverty rate

How We Identify Up-and-Coming Neighborhoods in Leonia borough

Up-and-coming neighborhoods are identified using a Growth Potential Score that evaluates five weighted categories. These areas are still affordable relative to the city average but show strong fundamentals that suggest improving conditions and future appreciation.

Affordability vs City Average: 30% weight
Walkability & Transit: 25% weight
Job Market (Unemployment): 20% weight
Safety: 15% weight
Environment (Air Quality): 10% weight

Neighborhoods that are priced below the city median home value score higher on affordability. Walkability reflects the Walk Score, indicating access to amenities on foot. A low unemployment rate signals a strong local economy. Safety is measured by violent crime rates per 1,000 residents. Air quality uses the EPA Air Quality Index (AQI), where lower values indicate cleaner air.

Data Sources: US Census Bureau American Community Survey (ACS) 5-Year Estimates, FBI Uniform Crime Reporting (UCR), EPA AirNow, Walk Score, Bureau of Labor Statistics (BLS), and FEMA National Flood Hazard Layer. All data is updated on a rolling basis as new government releases become available.

Frequently Asked Questions

What are the most up-and-coming neighborhoods in Leonia borough?

The top up-and-coming neighborhoods in Leonia borough are: Lopatcong Overlook CDP, Beesleys Point CDP, Silver Lake CDP (Cumberland County), Centre Grove CDP, Country Lake Estates CDP. These areas combine affordability, walkability, low unemployment, and improving conditions.

Which neighborhoods in Leonia borough are still affordable but improving?

The most affordable up-and-coming neighborhood in Leonia borough is Lopatcong Overlook CDP with a median home value of $192,800. The national median is $281,900.

Is Leonia borough a good place to buy property for appreciation?

Leonia borough has a median home value of $619,700. There are 25 neighborhoods showing growth potential based on affordability, walkability, and economic indicators.

Which up-and-coming neighborhoods in Leonia borough have the lowest unemployment?

Ocean View CDP has the lowest unemployment rate among up-and-coming neighborhoods in Leonia borough at 0.5%. The national average is 3.7%.

What is the median household income in Leonia borough?

The median household income in Leonia borough, NJ is $110,679. The national median is $74,580.

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