Totowa is a Passaic County borough of 11,065 residents as of the 2020 Census, covering about four square miles on the northern bank of the Passaic River. Incorporated in 1898 from parts of Wayne and Manchester townships, it takes its name from an early name for the Passaic Falls in neighboring Paterson, usually translated as "sinking or falling water." Interstate 80 cuts across the middle of town, Route 46 runs along its southern side, and most of its housing is single-family. Here's what to know before you buy, sell, rent or invest in Totowa.

Why People Choose Totowa

Location is a big part of it. Totowa borders Paterson, Wayne, Little Falls, Woodland Park and Haledon, and it has two interchanges on I-80 (Exits 54 and 55) plus two on Route 46. That makes driving across North Jersey simple.

The borough also has a clear layout. According to its planning documents, the southern part of town along Route 46 holds retail and industrial buildings, while the northern part along Union Boulevard holds the central business district and residential streets. Union Boulevard, the borough's main street, has local shops and restaurants.

There's history here too. Continental Army troops camped in Totowa during two stretches of 1780, and a marker at Veterans Memorial Park, at Totowa Road and Union Boulevard, notes the encampment. Washington's headquarters for those encampments, the Dey Mansion, stands just up Totowa Road in Preakness Valley Park.

Getting Around: Commuting from Totowa

• Bus to New York: NJ Transit route 193 is a weekday peak-period express to the Port Authority Bus Terminal in Midtown Manhattan, running via Totowa Road and Union Boulevard.
• Local bus: NJ Transit route 712 runs daily between Hackensack, Paterson and Willowbrook Mall with stops in Totowa, and select weekday rush-hour trips extend to the Totowa industrial area.
• Train: Totowa has no rail station of its own. The nearest NJ Transit option is Little Falls station on the Montclair-Boonton Line in the neighboring township, with trains toward Newark Broad Street and Hoboken, and connections at Secaucus Junction for New York Penn Station.
• Car: I-80 and Route 46 both run through the borough, and Riverview Drive is a county road along the river side of town.

Neighborhoods and Housing Types

Totowa is mostly a single-family town. The borough's 2018 Housing Element reported that about seven in ten homes are detached single-family houses, roughly one in five are in two-unit buildings, and only a small share are in buildings with three or more units. About six in ten homes were built before 1960, and most homes are owner-occupied. A few areas the borough itself names in its planning documents:

• The Lower Borough: Zoned mostly for single-family homes on lots of at least 7,000 square feet. The borough designated it an Area in Need of Rehabilitation in 2016.
• Hickory Hill: A planned development east of Totowa Road with 85 single-family detached homes and 129 townhomes.
• Union Boulevard corridor: The downtown business district, with residential streets around it.
• Riverview Drive, Shepherds Lane and Bomont Place: Areas the borough has zoned or studied for inclusionary and multifamily housing as part of its fair-share housing plans.

The borough's 2025 Housing Element and Fair Share Plan identifies future inclusionary housing sites, so new multifamily construction may add to the mix over time.

Buying a Home in Totowa

Most buyers here are shopping for a single-family home, but two-families give owner-occupants a way to offset the mortgage with rental income. If you're using an FHA loan, a two-to-four family property can be bought with a low down payment as long as you live in one of the units.

A few things we help buyers check:

• Older-home inspections: Much of Totowa's housing dates from the 1940s and 1950s, so we pay close attention to heating systems, electrical service, plumbing, roofs and foundations.
• Townhome associations: For townhomes, we review monthly fees, reserves, rules and any planned assessments.
• Legal unit count: On two-family homes, we confirm the number of legal units and the certificate of occupancy before you commit.
• Flood zones: Totowa sits on the Passaic River, and the borough's planning documents note FEMA flood hazard areas on several sites, including near Riverview Drive. We check flood maps and insurance requirements up front.
• Property taxes: We pull the current tax figure for every home you're considering so your budget is accurate.

Need financing? We can connect you with a lender for pre-approval before you start touring.

Selling Your Totowa Home

Pricing in Totowa depends heavily on the specific property: a Lower Borough single-family, a Hickory Hill townhome and a two-family each compete against different listings. We'll prepare a free comparative market analysis using recent sales of homes like yours, then market your property across the MLS and every major online channel.

Renting and Investing in Totowa

Because most homes are owner-occupied, Totowa's rental supply is limited and comes mainly from two-family units, townhomes and a small number of apartment buildings. We help renters find the right unit and help landlords price, market and screen tenants.

For investors, two-family homes are the main opportunity. Before you buy, we'll help you review realistic rents, taxes, insurance, flood exposure and condition so the numbers work from day one.

Local Landmarks and Amenities

• Preakness Valley Park, a 377-acre Passaic County park on the Wayne-Totowa border, with a 36-hole public golf course and the Dey Mansion Washington's Headquarters museum
• Veterans Memorial Park and its Revolutionary War encampment marker
• Totowa PAL complex at Chamberlain and Lincoln Avenues, home of the annual Totowa Day
• Kennedy Field, Floyd Park and the Washington Park School playground
• Totowa Public Library at the municipal complex on Totowa Road, plus the borough pool and summer concerts on the municipal lawn
• Paterson Great Falls National Historical Park, just across the border in Paterson
• Public schools: Totowa Borough Public Schools (Memorial School and Washington Park School), with high school students attending Passaic Valley Regional High School in Little Falls

Talk to a Local Broker

The Thompson Realty Group is a licensed New Jersey real estate brokerage based at 20 MacArthur Ave in Garfield, serving buyers, sellers, renters and investors across Bergen, Essex, Hudson and Passaic counties. Whether you're a first-time FHA buyer, a cash investor, or a homeowner wondering what your place is worth, we'll give you straight answers about Totowa.

Call or text 201-928-5562 or book a free 15-minute consultation. You can also search every active New Jersey listing on our website.

Information on this page is provided for general guidance and is believed accurate as of October 2026. Programs, ordinances, taxes and transit schedules change, so please verify details for any specific property. Equal Housing Opportunity.