Totowa
NJ
Average Sales Price
$811,179
Median Sales Price
$699,450
Population
10,919
Total Listings
42
Living in Totowa
Lowest Property Tax Bill in Passaic County. Highest Listing Prices.
I-80 Commercial Hub. Inc. March 15, 1898. Lenape Name: Falling Water.
Everything you need to know before making Totowa, NJ home.
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→Clifton is one of New Jersey's largest and most genuinely diverse cities — 11.4 square miles, population approximately 90,000, incorporated as a city in Passaic County at 131 feet elevation, 12 miles from Midtown Manhattan. The city is structured as a dense patchwork of distinct neighborhoods — Botany Village, Richfield, Styertowne, Athenia, Montclair Heights, Allwood, and Lakeview — each with its own commercial character and residential identity that reflects successive waves of immigrant settlement from the early 20th century through today. 35.1% of residents were born outside the United States, representing one of Passaic County's most international communities, with significant Latin American, Middle Eastern, South Asian, and Eastern European populations alongside the established Italian-American and Polish-American communities that shaped the city's mid-century character. City-Data: $86,591 median household income (2024); 59.6% homeownership; 28.3-minute average commute; 27% of workers live and work in the city.
The school district — Clifton Public Schools, PreK-12, 20 schools, approximately 10,514 students, 12.1:1 ratio, DFG CD — is one of New Jersey's larger unified districts. Clifton High School (333 Colfax Avenue, Mustangs, Maroon and Gray, established 1906, 3,150 students 2024-25, 14.0:1, Big North Conference, rival: Passaic High School) is the third-largest high school in New Jersey. The market: Redfin $617,500 (+0.4%, November 2025, 63-day DOM, 104.7% sale-to-list); Movoto $599K list (May 2026, 23-day DOM); Zillow ZHVI $514,371 (+6.2%); Houzeo $585,000 (+0.02% YoY). True SFH range approximately $500K-$750K; condos approximately $300K-$450K. The 2024 average tax bill is approximately $10,001 on a 2.1% effective rate. The city sits at the intersection of Route 3, Route 46, I-80, I-280, and the Garden State Parkway — arguably the most highway-accessible residential city of its size in northern New Jersey — with NJ Transit bus service (Routes 190, 191, 192, 74, 75) providing Port Authority access approximately 35-50 minutes.
🛣️
Route 3, Route 46, I-80, GSP — All In-City
Most highway-accessible residential city in northern NJ
🌍
35.1% Foreign-Born — Passaic County's Most Diverse City
Latin American · Middle Eastern · South Asian · Eastern European
🏫
Clifton HS — 3rd Largest in NJ · DFG CD · 14:1
3,150 students · Mustangs · est. 1906 · Big North Conference
🏡
SFH ~$500K-$750K · Condos ~$300K-$450K
Redfin $617K · Movoto $599K · Zillow $514K · 23-day DOM
💰
~$10,001 Avg Tax Bill · 2.1% Effective Rate
City-Data 2024 · $86,591 median HH income · 59.6% homeown.
🏘️
7 Distinct Neighborhoods — Each With Its Own Identity
Botany Village · Richfield · Styertowne · Athenia · Allwood · more
Commute & Connectivity
Getting There From Here
Clifton sits at the convergence of Route 3, Route 46, I-80, I-280, and the Garden State Parkway — the most highway-accessible residential city of its size in northern New Jersey — with NJ Transit bus service to Port Authority and 12 miles to Midtown Manhattan.
NYC Port Authority (Bus)
NJ Transit Routes 190/191/192 · Route 3 corridor
~35-50
minutes by bus
Midtown Manhattan (Car)
Via Route 3 E / Lincoln Tunnel · ~12 miles
~25-40
minutes by car (off-peak)
George Washington Bridge
Via I-80 E / Rt-46 E · ~8 miles
~15-25
minutes by car (off-peak)
Newark Liberty Airport
Via GSP S / I-280 W · ~14 miles
~20-30
minutes by car
Paterson (County Seat)
Via Route 19 N / I-80 W · ~5 miles
~10-15
minutes by car
Public Schools
Education That Raises Property Values
Clifton Public Schools: PreK-12, 20 schools, ~10,514 students, 12.1:1, DFG CD. Clifton HS: 3,150 students, 14.0:1, 3rd largest in NJ, est. 1906, Mustangs, Big North Conference.
| School | Grades | Type | Student:Teacher | Rating |
|---|---|---|---|---|
| Elementary Schools (13 schools) Clifton Public Schools · PreK-5 · DFG CD · 745 Clifton Ave |
PreK - 5 | Public | 12.1 : 1 | DFG CD |
| Middle Schools (5 schools incl. Clifton MS) Clifton Public Schools · Grades 6-8 · DFG CD |
6 - 8 | Public | 12.1 : 1 | DFG CD |
| Clifton High School 333 Colfax Ave · Mustangs · Maroon & Gray · Est. 1906 · 3,150 students · 3rd largest HS in NJ |
9 - 12 | Public | 14.0 : 1 | DFG CD · BNC |
Clifton Public Schools: PreK-12 · 20 schools · ~10,514 students (2020-21) · 12.1:1 · DFG CD · Superintendent: Danny A. Robertozzi · 745 Clifton Avenue. Clifton HS: 333 Colfax Avenue · Mustangs · Maroon and Gray · established 1906 · 3,150 students (2024-25) · 14.0:1 · Big North Conference · rival: Passaic HS · 3rd largest HS in NJ · current building opened September 1962 ($6M, equivalent to $64M in 2024). Private options: St. Philip the Apostle (K-8), St. Brendan (K-8). Montclair State University (~10 min) accessible for concurrent enrollment.
Neighborhood Life
What Makes Totowa Totowa
Explore Botany Village's Italian-American delis along Van Houten Avenue, Richfield's quiet residential streets, Styertowne's shopping center, Allwood's suburban character, the Passaic River waterfront, and the city where seven distinct neighborhoods share one zip code cluster and one Clifton High School since 1906.
Botany Village — Italian-American Heritage on Van Houten Avenue
Botany Village along Van Houten Avenue is Clifton's most distinctive neighborhood commercial corridor — the Italian-American heart of the city where multigenerational families have operated delis, pork stores, bakeries, pizzerias, and restaurants since the mid-20th century. The neighborhood reflects the Italian and Eastern European immigrant settlement that gave Clifton its working-class suburban character after World War II. The commercial strip on Van Houten Avenue is authentic, local, and unpretentious — the kind of main street that corporate development hasn't reached because the community never needed it to. Italian ice, Sunday gravy, and the butcher shop that has been there since the 1960s are Botany Village's defining qualities.
Van Houten Ave · Italian-American · Delis · Pork Stores · Bakeries · Multigenerational · Authentic
Clifton's International Commercial Corridors
With 35.1% of residents born outside the United States, Clifton's commercial corridors reflect one of Passaic County's most genuinely international communities. Main Avenue, Lakeview Avenue, and Paulison Avenue host Latin American restaurants (Colombian, Dominican, Mexican, Peruvian), Middle Eastern bakeries and halal butchers, South Asian grocery stores, Brazilian steakhouses, and Eastern European specialty shops alongside the established Italian and Polish commercial infrastructure. The diversity is not curated for outside visitors — it reflects the actual household composition of a city where five consecutive waves of immigrant settlement have each found affordable homeownership, highway access, and community infrastructure.
Main Ave · Latin American · Middle Eastern · South Asian · Brazilian · Polish · International
Styertowne Shopping Center & Route 46 Commercial Corridor
Styertowne Shopping Center on Route 46 provides the anchor retail infrastructure — ShopRite, Home Depot, major chain restaurants, and service retail — that serves Clifton's 90,000 residents. The Route 46 commercial corridor extending through the city provides the full range of auto-oriented suburban retail that a dense residential city without a traditional downtown requires. For major format retail, the Garden State Plaza (Paramus) is approximately 15-20 minutes east via Route 3 South, and Willowbrook Mall (Wayne) is approximately 10 minutes west via Route 46.
Styertowne · Route 46 · ShopRite · Home Depot · GSP ~15 min · Willowbrook ~10 min · Retail
Seven Neighborhoods — One City Identity
Clifton's seven distinct neighborhoods — Botany Village (Italian heritage, Van Houten Ave), Richfield (quiet residential, Route 3 border), Styertowne (shopping corridor, commercial), Athenia (mixed residential, Route 46), Montclair Heights (border with Montclair, elevated terrain), Allwood (suburban residential, quieter streets), and Lakeview (Passaic River adjacent, park access) — each maintain distinct commercial and residential characters while sharing the Clifton High School identity, the Route 3/46/I-80 highway network, and the municipal infrastructure of one of New Jersey's largest cities. Buyers choosing Clifton are effectively choosing which neighborhood character fits their lifestyle while accessing the full city infrastructure.
Botany Village · Richfield · Styertowne · Athenia · Montclair Heights · Allwood · Lakeview
Clifton History — Dutch, Industrial, Immigrant, Suburban
Clifton's history traces through four distinct layers: Dutch colonial settlement in the Passaic River valley (1600s-1700s); industrial development along the Passaic River (cotton mills, rubber factories, 1800s-early 1900s); massive immigrant settlement from Southern and Eastern Europe during the 1910s-1950s; and postwar suburban residential expansion that transformed the remaining farmland into the dense neighborhood grid that defines the city today. The current high school building on Colfax Avenue opened in September 1962 at a cost of $6 million (equivalent to $64 million in 2024) — an investment reflecting the scale of the postwar residential expansion. Clifton was incorporated as a city in 1917, separating from Manchester Township.
Incorporated 1917 · Dutch Colonial · Industrial Passaic River · Immigrant Settlement · Suburban 1950s
Clifton Stadium & Mustangs Athletics
Clifton High School's Mustangs compete in the Big North Conference — the same athletic conference as many Bergen County schools — providing a community sports identity that unifies the city's seven neighborhoods. Friday night Mustangs football at Clifton Stadium draws from across the city. The Big North Conference rivalry with Passaic High School is one of northern New Jersey's most historically significant high school athletic rivalries. For a city of 90,000 with one high school, the Mustangs are a genuine cross-community identity anchor in a way that multi-high-school cities cannot replicate.
Clifton Mustangs · Clifton Stadium · Big North Conference · Rival Passaic HS · Community Identity
Weasel Brook Park — Clifton's Primary Green Spine
Weasel Brook Park runs through central Clifton as the city's primary green corridor — athletic fields, walking paths, picnic areas, and passive recreation serving residents across multiple neighborhoods. The park's linear character connects Allwood and central Clifton residential areas and provides the green infrastructure that a densely built 11.4-square-mile city requires. Youth baseball, soccer, and recreation programs operate from Weasel Brook Park as the primary community athletic hub. The city maintains additional smaller parks throughout all seven neighborhoods, ensuring walkable green space access across the residential grid.
Weasel Brook Park · Athletic Fields · Walking Paths · Picnic · Youth Sports · Central Clifton
Passaic River Greenway & Lakeview Neighborhood
The Passaic River runs along Clifton's eastern edge, and the Lakeview neighborhood provides the most direct residential access to the river corridor. The Passaic River Greenway trail project — a multi-municipality effort to create continuous trail access along the Passaic River — passes through or adjacent to Clifton, connecting to trail networks in Garfield, Wallington, and the broader Passaic River Valley. For a dense urban city, the Passaic River corridor provides the natural waterway access that the city's residential interior cannot provide.
Passaic River · Lakeview · Greenway Trail · Garfield Border · River Valley Access
Clifton Municipal Pool & Recreation Programs
Clifton's municipal recreation department operates pools, community centers, and year-round programming serving 90,000 residents across seven neighborhoods. The recreation infrastructure reflects the scale investment appropriate for one of New Jersey's largest cities — adult fitness, youth sports leagues, summer camps, and senior programming at multiple facilities. For a city at $86,591 median household income serving a highly diverse population including 35.1% foreign-born residents, the recreation department's multilingual programming reflects the community's international character.
Municipal Pool · Recreation Centers · Year-Round · Youth Sports · Senior Programs · Multilingual
St. Joseph's University Medical Center (~5 min) · Hackensack UMC (~20 min)
St. Joseph's University Medical Center (Paterson, ~5 minutes north via I-80) is Passaic County's top hospital and one of northern New Jersey's most significant regional medical centers. St. Joseph's Health serves Clifton's population as the primary hospital. HackensackUMC (~20 minutes east via Route 3/Route 17) provides Bergen County's top hospital as the secondary major option. Montclair State University (~10 minutes southeast) and William Paterson University (~15 minutes north via Route 23) provide higher education access within practical range.
St. Joseph's ~5 min · HackensackUMC ~20 min · Montclair State ~10 min · William Paterson ~15 min
Clifton Public Library — Main Branch & Branches
Clifton Public Library serves a city of 90,000 with a main branch and additional service points across the seven-neighborhood footprint. With 35.1% of residents born outside the United States and significant communities speaking Spanish, Arabic, Portuguese, Polish, and South Asian languages, the library's multilingual collections, ESL programming, and citizenship preparation resources reflect the city's genuinely international character. The library is a member of the Passaic County library consortium and provides access to the broader regional library network.
Main Branch · Multilingual · ESL Programs · 35% Foreign-Born · Passaic County System
~$10,001 Average Tax Bill · 2.1% Effective Rate
Clifton's 2024 average residential tax bill of approximately $10,001 (City-Data, 2.1% effective rate) is below Bergen County's average of $13,329 and reflects the Passaic County tax structure for a large urban city. On a $550K home: approximately $7,500-$11,500/year. On a $650K home: approximately $8,900-$13,650. The 2.1% effective rate applied to Clifton's lower assessed values produces the bill; actual effective rates vary by neighborhood. Passaic County tax appeals are filed with the Passaic County Board of Taxation (deadline April 1). Comparisons: Paterson (higher rate, lower assessments), Wayne (lower rate, higher assessments), Passaic (comparable rate). Clifton's tax position relative to its income level ($86,591 median HH) is manageable for working and professional families.
~$10,001 Avg Bill · 2.1% Effective Rate · Below Bergen Avg · Passaic County Board of Taxation
Passaic County's Most International City — 35.1% Foreign-Born
Clifton's 35.1% foreign-born population represents one of New Jersey's most genuinely international mid-size cities. The successive waves of immigrant settlement — Italian and Polish (1910s-1950s), Latin American (1970s-1990s), Middle Eastern and South Asian (1990s-2010s), and continued international immigration — have produced a city where the cultural geography is visible block by block. Religious institutions include Catholic parishes, Orthodox churches, mosques, Hindu temples, and evangelical congregations, reflecting the full range of the international community. For buyers seeking a city-scale community with true cultural depth at an accessible price point, Clifton delivers that combination at the Passaic County price tier.
35.1% Foreign-Born · Italian · Polish · Latin American · Middle Eastern · South Asian · International
NJ's Most Highway-Accessible Residential City
Clifton sits at the convergence of Route 3, Route 46, I-80, I-280, and the Garden State Parkway — five major highway/interstate routes within or immediately adjacent to the city boundary. This makes Clifton arguably the most multi-directionally highway-accessible residential city of its size in northern New Jersey. The practical implications: Manhattan 25-40 minutes by car off-peak, Newark Airport 20-30 minutes, Paramus 15-20 minutes, Paterson 10-15 minutes, the entire Route 3 commercial corridor (Secaucus, Kearny, East Rutherford) accessible without a highway construction challenge. For working families who commute by car in multiple directions, Clifton's highway position is a structural quality-of-life asset.
Route 3 · Route 46 · I-80 · I-280 · GSP · 5 Highways · Manhattan ~30 min · Newark Airport ~25 min
Route 46 & Route 3 Commercial Corridors — In-City Retail
Clifton's primary retail infrastructure runs along Route 46 (Styertowne Shopping Center, Home Depot, ShopRite, major chain restaurants) and Route 3 (auto dealers, big-box retail, service businesses). The city's 90,000 residents support significant in-city commercial activity that most suburban municipalities at this density lack. Main Avenue, Lakeview Avenue, and Van Houten Avenue provide the neighborhood-scale retail — delis, bakeries, pharmacies, dry cleaners, restaurants — that serves daily needs without requiring highway access.
Route 46 Styertowne · Route 3 · ShopRite · Home Depot · Main Ave · Van Houten Ave · In-City
Willowbrook Mall (~10 min) · Garden State Plaza (~15-20 min)
Willowbrook Mall (Wayne, ~10 minutes west via Route 46 West) provides major format retail, anchored department stores, and dining in the Route 46 commercial corridor. Garden State Plaza (Paramus, ~15-20 minutes east via Route 3 South/Route 17 South) is Bergen County's premier retail destination — Nordstrom, Whole Foods, Bergen Town Center. For Clifton's working families, Willowbrook is the closer primary destination and Garden State Plaza is the premium option. The Route 3 commercial strip from Clifton east through Secaucus provides continuous retail access toward the Lincoln Tunnel.
Willowbrook ~10 min · Garden State Plaza ~15 min · Route 46 · Route 3 · Lincoln Tunnel Corridor
St. Joseph's University Medical Center (~5 min) · Montclair State (~10 min)
St. Joseph's University Medical Center (Paterson, ~5 minutes north via I-80 West) is Passaic County's most significant regional medical center. For routine and specialist medical care, Clifton residents have some of northern New Jersey's most comprehensive hospital access within 20 minutes in multiple directions: St. Joseph's (Paterson, ~5 min), Hackensack UMC (~20 min east), Mountainside Medical Center (Montclair, ~15 min south), and Valley Hospital (Ridgewood, ~20 min northeast). Montclair State University (~10 min south via Route 3) provides academic medical partnerships and the MSU graduate programs that Clifton's professional community accesses.
St. Joseph's ~5 min · HackensackUMC ~20 min · Mountainside ~15 min · Valley Hospital ~20 min
By the Numbers
Totowa at a Glance
Municipality Type
City
Passaic County · 11.4 sq mi · inc. 1917 · 131 ft elev.
Population
~88,461-90,296
2nd largest Passaic County · 11th largest NJ · 35.1% foreign-born
Median HH Income
$86,591
59.6% homeown. · 28.3 min avg commute · 27% work in-city
SFH Median Price
~$500K-$750K
Redfin $617K · Movoto $599K · Zillow $514K · 23-day DOM
Avg Tax Bill
~$10,001
2.1% effective rate · City-Data 2024 · Passaic County
School District
DFG CD · 12.1:1
20 schools · Clifton HS 3rd largest NJ · est. 1906
Zip Codes
07011-07015
7 neighborhoods · Route 3/46/I-80/GSP · 12 mi Midtown
Highways
Rt 3 · Rt 46 · I-80 · GSP
Most highway-accessible residential city in northern NJ
Explore the Area
Similar Towns Near Totowa
Buyers considering Clifton often explore these neighboring Passaic and Bergen County communities — from adjacent Wayne and Passaic to Garfield, Lodi, and Woodland Park, all within 15 minutes.
Wayne
Adjacent · Passaic County · Route 46 · step-up
→
Garfield
Adjacent Bergen · 2 NJ Transit stations · $584K-$665K
→
Lodi
Adjacent Bergen · Route 46 · $550K-$650K · comparable
→
Elmwood Park
Adjacent Bergen · 31% appreciation · affordable
→
Saddle Brook
Adjacent Bergen · I-80/Rt-46 · Paramus 5 min
→
Fair Lawn
Adjacent Bergen · 2 NJ Transit stations · $662K-$700K
→
Hawthorne
Adjacent Passaic · Route 208 · quieter family character
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Woodland Park
Adjacent Passaic · Route 46 · Willowbrook Mall
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Passaic
Adjacent · affordable urban · NJ Transit · county peer
→Demographics
Data provided by Attom Data
Population
Employment
Population
10.9K
10.9K in 2020
Density
2.7K
per square mile
Households
3.8K
31 With Children
Gender
49% / 51%
Men Vs Women
Occupancy
80% / 20%
Owned Vs Rented
Age Median: -- Years
No Data
Education Level
No Data
Educational Environment
Elementary Schools (5)Middle Schools (3)High Schools (1)
Name
Category
Grades
Library
Ratio
5/10
Washington Park School
10 Crews St, Totowa, NJ 07512
Public
3 - 8
No
13:1 STUDENTS/TEACHERS
0/10
Mount Saint Joseph Childrens Center
124 Shepherds Ln, Totowa, NJ 07512
Private
1 - 10
Yes
3:1 STUDENTS/TEACHERS
0/10
Kiddie Academy of Totowa
80 Commerce Way, Totowa, NJ 07512
Private
PK - KG
No
13:1 STUDENTS/TEACHERS
0/10
Academy of St Francis of Assisi
400 Totowa Rd, Totowa, NJ 07512
Private
PK - 8
No
16:1 STUDENTS/TEACHERS
0/10
Memorial School
294 Totowa Rd, Totowa, NJ 07512
Public
PK - 2
No
15:1 STUDENTS/TEACHERS
Amenities & Attractions
Featured Listings
For Sale (34)
For Sold (446)
Open Thu 5PM-7PM3 Beds3 Baths62 Hickory Hill BLVD #2001, Totowa, NJ 07512
MLS# 26024239
Listed by Melissa Shanley of The Agency One Rock-Mahwah
Open Sun 12PM-2PM4 Beds3 Baths92 William PL, Totowa, NJ 07512
MLS# 26023161
Listed by Daniel Gonzalez of Alexander Anderson Real Estate Group
New3 Beds2 Baths150 Boyle AVE, Totowa, NJ 07512
MLS# 26026204
Listed by Joseph Vecchione of Howard Hanna Rand Realty
New4 Beds2 Baths319 Winifred DR, Totowa, NJ 07512
MLS# 26025772
Listed by Maria McFarland of Century 21 Gemini Realty, LLC
New3 Beds3 Baths205 Gordon AVE, Totowa, NJ 07512
MLS# 26025302
Listed by Samir Y. Genid of Realty One Group Legend, Clifton
New4 Beds1 Bath21 Crews ST, Totowa, NJ 07512
MLS# 26025564
Listed by Maria McFarland of Century 21 Gemini Realty, LLC
Similar Neighborhood
Common Questions
Totowa, NJ -- Frequently Asked Questions
Real answers about buying, selling, taxes, schools, and daily life in Totowa -- Passaic County's LOWEST property tax bill borough: 4.0 sq mi, ~11,000 residents, I-80 in-borough commercial corridor, Passaic Valley Regional HS (shared with Little Falls + Woodland Park), DFG CD PreK-8 13.5:1, $550K-$1M+ SFH, $8,204-$10,369 avg tax bill, top 95% US computers/math employment, 14.74% work from home, inc. March 15 1898.
Totowa is a thin, premium Passaic County market with wide price variation. Redfin: $753,000 median (January 2026, +53.7%) -- note this is a thin sample, elevated by the $3.35M record sale at 8 Flintlock Court (January 2026). Realtytrac: Totowa has the HIGHEST median listing price in Passaic County at $825,000. NJ Real Estate Network (September 2025): $625,000 median x 1.659% effective rate = $10,369 avg bill. City-Data: $538,088 median value (2023). True SFH range: standard mid-century SFH $550K-$750K; hilltop enclave/Liberty Ridge Trail $750K-$1.5M+. Totowa's market is bifurcated -- standard borough SFH and a hilltop luxury enclave where ECS Homes and similar builders produce $1M-$3.35M properties. 76.1% homeownership, 169-day avg DOM (Redfin, reflecting premium pricing patience), daytime population rises 65.2% from I-80/Route 46 commercial commuters. Talk to us about current Totowa market conditions
Yes -- with important context. Ownwell: 2.59% effective rate (lowest in Passaic County). Ownwell county summary: $8,204 median bill (lowest in Passaic County). NJ Real Estate Network: $10,369 annual bill (on $625K median at 1.659% effective). City-Data: $10,001 1.9%. The $8,204 figure is the Passaic County low; the comparison: North Haledon (highest at $16,859 annually on $790K). The Totowa tax advantage is real -- the combination of the I-80/Route 46 commercial corridor tax base and the relatively low school district costs produces the county's lowest effective rate. On a $625K home at 1.659%: approximately $10,369/year. On a $700K home: approximately $11,613. On a $800K home: approximately $13,272. These are well below what comparable homes in Bergen County would generate ($15,000-$18,000+). The Totowa tax position is the borough's strongest value argument relative to Bergen County alternatives.
Totowa Borough Public Schools -- PreK-8, 2 schools, 908 students (2022-23), 13.5:1, DFG CD (10 Crews Street). DFG CD is a mid-lower classification. For high school: Passaic Valley Regional High School (170 East Main Street, Little Falls -- shared with Little Falls + Woodland Park, 1,313 students). Additional option: Passaic County Technical Institute (PCTI) in Wayne -- a free career and technical magnet high school (approximately 80 Totowa students enrolled in 2018) covering trades, health sciences, engineering, and business. Private option in-borough: Academy of St. Francis of Assisi (K-8). The 13.5:1 ratio is the highest PreK-8 ratio in this guide -- a meaningful constraint for families prioritizing per-student attention. NeighborhoodScout's "top 95% US computers/math" professional resident base partly explains why families accept DFG CD for PreK-8 while often choosing PCTI's vocational excellence or private options for secondary.
Totowa's 4.0 square miles straddles the I-80 and Route 46 commercial corridors -- one of northern New Jersey's most active commercial/industrial/retail zones. The borough hosts significant commercial, light industrial, and retail development along I-80 and Route 46, drawing ~7,049 daytime workers into a residential population of ~11,000. This commercial tax base is a key reason why Totowa has the lowest property tax bill in Passaic County -- commercial ratables reduce the burden on residential properties. For residents, the tradeoff is significant commercial traffic and truck traffic on the I-80/Route 46 corridors. The hilltop residential enclave (Liberty Ridge Trail area) sits above the commercial zone and buffers residents from the highway character, which is why hilltop properties command significant premiums. 24.2% of Totowa workers live and work in the borough -- the commercial employment base provides local jobs as well as the tax revenue.
Yes -- premium market with genuine buyer appetite for the lowest-tax position in Passaic County. Key selling messages: LOWEST property tax bill in Passaic County ($8,204-$10,369 avg); HIGHEST median listing price in Passaic County (Realtytrac $825K); I-80 in-borough (commercial access); Route 46; GWB ~20-25 min; top 95% US computers/math employment; 14.74% work from home; 76.1% homeownership; Passaic Valley Regional HS (in Little Falls); PCTI vocational magnet option (Wayne); Academy of St. Francis of Assisi (K-8 private in-borough); $3.35M record sale Jan 2026; hilltop enclave 8 Flintlock Court area; Montclair State ~4 mi; William Paterson ~4 mi; incorporated March 15 1898 from Wayne Twp + Manchester Twp; Lenape name = sinking or falling water (Great Falls reference); Willard Park Hotel inaugural election site 1898; Memorial Day parade tradition; borders Haledon/Little Falls/Paterson/Wayne/Woodland Park. The tax argument is the lead -- buyers from Bergen County who know what $700K buys at $18,000+/year in taxes vs Totowa at $11,600/year do the math. Get a free Totowa home valuation
Totowa is where Passaic County's Lenape name -- "sinking or falling water," referring to the Great Falls of the Passaic River in Paterson -- sits alongside the I-80 and Route 46 commercial corridors and produces the county's lowest property tax bill for residential owners. The borough was incorporated March 15, 1898, the same year as Hawthorne, from portions of Wayne Township and Manchester Township. The first election was held at the Willard Park Hotel on Totowa Avenue on April 12, 1898. Today 76.1% of residents own their homes. 14.74% work from home -- a figure consistent with the "top 95% US computers/math" professional employment profile that NeighborhoodScout identifies. The I-80/Route 46 commercial base draws 7,049 commuters per day into the borough, increasing daytime population by 65.2%. This is where the lowest-tax arithmetic comes from: commercial ratables subsidize residential tax rates. The hilltop residential enclave -- Liberty Ridge Trail, Flintlock Court, above the Route 46 corridor -- is where the $1M+ properties sit, insulated from the commercial activity below. The standard borough SFH streets deliver $550K-$750K at $10,369/year. The Memorial Day parade is a borough tradition. Montclair State and William Paterson are 4 miles in either direction. Paterson is 3 miles north. The GWB is 20-25 minutes by car.