114 Rock Creek Drive
114 Rock Creek Drive
114 Rock Creek Dr, Clifton NJ
| 101 Rock Creek Dr — under contract (~$335/sf, same complex) | ~$595,000* |
| 70 River Rd — closed ($338/sf, closest size match) | $490,000 |
| 103 Rock Creek Dr — closed ($295/sf, same complex, Jan 2026) | $525,000 |
| 126 Rock Creek Dr — closed, same 1,478 sf floorplan (Dec 2024) | $537,000 |
| Condition adjustment — subject is dated vs. recently traded units | Downward |
| Estimated market value (conservative, condition-adjusted range) | $525,000 – $550,000 |
| Intentional pricing gap below estimated value (to drive activity) | −$40,000 |
| Recommended List Price | $495,000 |
Riverwalk at Clifton Overview
Riverwalk at Clifton is a well-established gated condo/townhome community built in the early 2000s, offering two primary floorplans: a 1,778 sf 2 bed/3 bath layout and a smaller 1,478 sf 2 bed/2.5 bath layout matching the subject. Units in the complex have shown strong, consistent demand across both floorplan sizes.
Subject Property Opportunity
At 1,478 sq ft, 114 Rock Creek Dr is the smaller of the two Riverwalk floorplans, which typically commands a higher price per square foot than the larger units — consistent with 70 River Rd's $338/sf closed sale. This works in the subject's favor when priced correctly.
Pricing Strategy & Buyer Psychology
Listing at $495,000 — well under the estimated $525K–$550K value — is designed to cast a wide net, draw a high volume of early showings, and create a competitive, multiple-offer environment. This is a more aggressive underpricing approach than a simple round-number strategy, appropriate given the strength of recent same-complex activity.
Why the $525,000–$550,000 Estimate Is Supported
101 Rock Creek Dr, in the same complex, is reportedly under contract near $595,000 — a sharp jump from where 103 Rock Creek Dr closed in January ($525,000). 126 Rock Creek Dr, the same 1,478 sf floorplan as the subject, sold for $537,000 in December 2024. Both signals point meaningfully higher than a simple same-quarter $/sf average would suggest. A downward adjustment for the subject's dated condition keeps the estimate conservative within that range.
Note on Data Confidence
*The $595,000 figure for 101 Rock Creek Dr is the listing agent's verbal estimate of the under-contract price, not a confirmed closed sale. It should be revisited and firmed up once that transaction closes and appears in MLS.
Complex-Specific Appreciation Trend
Per the listing agent's ongoing tracking of Riverwalk at Clifton, sale prices in the complex have trended consistently upward since November 2025. The two closed/contracted data points available here support that: 103 Rock Creek Dr closed at $525,000 in January 2026, and 101 Rock Creek Dr is now under contract near $595,000 roughly six months later — about a 13% increase. Note that this outpaces the broader Clifton market, where citywide price-per-square-foot was down modestly (~4%) year-over-year as of July 2026; this complex appears to be an outperforming pocket rather than reflecting the city-wide trend.
Chris Farruggio
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