Pascack Valley NJ Town Guide: Compare Every Town

Moving to Pascack Valley, NJ means choosing among several Bergen County towns with different schools, housing options, and commutes to New York City. This local town guide compares each community so you can narrow down the right fit.

Below you’ll find a breakdown of every Pascack Valley town — plus Oradell, which many locals consider part of the same orbit.

Montvale

• Population: 8,436
• Average 2024 Property Tax Bill: $13,609
• Schools: Montvale Public Schools (K-8); Pascack Hills High School (with Woodcliff Lake)
• Transit: NJ Transit Pascack Valley Line (Montvale Station); quick Garden State Parkway access
• Hospitals Nearby: Pascack Valley Medical Center (Westwood), Valley Hospital (Paramus), Hackensack University Medical Center
• Highlights: Corporate hubs (BMW NA HQ), strong schools, excellent highway access
• Watchouts: Competitive housing prices, commuter lot fills quickly
• Read more about Montvale here.

Park Ridge

• Population: 8,883
• Average 2024 Property Tax Bill: $15,409
• Schools: Park Ridge School District, Park Ridge Jr/Sr High (7–12)
• Transit: NJ Transit Pascack Valley Line (Park Ridge Station)
• Highlights: Walkable downtown with restaurants and services, community pool, small-town feel
• Watchouts: Limited housing inventory, high demand for prime locations
• Read more about Park Ridge here.

Woodcliff Lake

• Population: 6,128
• Average 2024 Property Tax Bill: $19,636
• Schools: Woodcliff Lake Public Schools (K-8); Pascack Hills High (with Montvale)
• Transit: NJ Transit Pascack Valley Line (Woodcliff Lake Station)
• Highlights: Reservoir views, large-lot zoning, premium real estate market
• Watchouts: Higher property taxes and home prices than most neighbors
• Read more about Woodcliff Lake here.

Hillsdale

• Population: 10,143
• Average 2024 Property Tax Bill: $15,102
• Schools: Hillsdale Public Schools (K-8); Pascack Valley High School (with River Vale)
• Transit: NJ Transit Pascack Valley Line (Hillsdale Station)
• Highlights: Classic suburban feel, strong sense of community, access to Stonybrook Swim Club
• Watchouts: Known flood zones near Pascack Brook — due diligence is critical
• Read more about Hillsdale here.

Westwood

• Population: 11,282
• Average 2024 Property Tax Bill: $11,502
• Schools: Westwood Regional School District (with Washington Township); Westwood Regional Jr/Sr High
• Transit: NJ Transit Pascack Valley Line (Westwood Station)
• Hospitals Nearby: Home of Pascack Valley Medical Center
• Highlights: “The Hub” of Pascack Valley with a lively downtown, arts, dining, and events
• Watchouts: Downtown parking crunch, some flood-prone blocks
• Read more about Westwood here.

Emerson

• Population: ~7,271
• Average 2024 Property Tax Bill: $14,767
• Schools: Emerson Public Schools; Emerson Jr/Sr High School
• Transit: NJ Transit Pascack Valley Line (Emerson Station)
• Highlights: Nicknamed “The Family Town,” quiet residential streets, quick access to Route 17
• Watchouts: Smaller housing stock and less variety than some neighbors
• Read more about Emerson here.

Township of Washington

• Population: 9,285
• Average 2024 Property Tax Bill: $13,050
• Schools: Westwood Regional School District (shared with Westwood)
• Transit: No train station; rely on nearby Westwood/Emerson/Hillsdale stops
• Highlights: Spacious suburban lots, strong recreation programs, central location
• Watchouts: Car-dependent, bus commute options vary
• Read more about Washington Township here.

River Vale

• Population: 9,909
• Average 2024 Property Tax Bill: $16,637
• Schools: River Vale Public Schools (K-8); Pascack Valley High (with Hillsdale)
• Transit: No train station; buses and nearby rail in Montvale, Westwood, or Park Ridge
• Highlights: Affluent, low crime, golf courses, quiet neighborhoods
• Watchouts: Higher housing costs, fewer in-town shops, no direct train
• Read more about River Vale here.

Oradell

• Population: 8,223
• Average 2024 Property Tax Bill: $17,210
• Schools: Oradell Public School (K-6); River Dell Regional Middle/High (with River Edge)
• Transit: NJ Transit Pascack Valley Line (Oradell Station)
• Highlights: Charming downtown, leafy streets, reservoir nearby
• Watchouts: Taxes on the higher end, competition for homes near the train station

Which Pascack Valley Town Is Right for You? Schools, Commute & Housing

Each Pascack Valley town brings something different to the table. If you want a bustling downtown, Westwood is your best bet. If you value quiet and golf courses, River Vale might be your match. Families chasing top-rated schools often gravitate toward Montvale, Woodcliff Lake, and Oradell.

No matter where you land, make sure you do address-level due diligence:

• Check FEMA flood maps and past water issues
• Confirm internet providers and speeds at the address
• Look up school bus routes and district boundaries
• Visit at rush hour to test your commute
• Pull the property tax card to see the true annual cost

✅ Final Thought: Pascack Valley offers the “small town” feel with big-city access. Whether you’re moving from NYC, upgrading within Bergen County, or just exploring New Jersey suburbs, this region deserves a close look.