Little Falls, NJ Real Estate Guide for Buyers, Sellers & Renters

The Township of Little Falls covers about 2.8 square miles in southern Passaic County, with 13,360 residents counted in the 2020 Census. The Passaic River forms one edge of town, the Peckman River runs through it, and part of Montclair State University's campus sits inside its borders. Two NJ Transit rail stations and U.S. Route 46 round out a compact township with a wide mix of housing. Here's what you should know before you buy, sell, rent or invest in Little Falls.

Why People Choose Little Falls

Location is a big part of the appeal. The township borders Montclair, Wayne, Cedar Grove, Woodland Park, Totowa, North Caldwell, Fairfield and Clifton. The township puts New York City about 15 miles away and Newark Liberty International Airport about 12 miles away.

Farming here dates to 1711, and the township was incorporated in 1868 from parts of Acquackanonk Township. It takes its name from a waterfall on the Passaic River at the dam in front of the Beattie Mill. The Beattie Carpet Mill was long the town's largest employer, and its historic buildings are now condominiums overlooking the river. The Morris Canal, which once linked the Delaware and Hudson rivers, also ran through town, and remnants survive.

Getting Around: Commuting from Little Falls

• Train: Little Falls has two stations on NJ Transit's Montclair-Boonton Line. Montclair State University station, off Clove Road near Route 46, is where Midtown Direct trains to New York Penn Station end and has a large parking deck. Little Falls station, at the end of Union Avenue, has rush-hour service. Trains also run to Hoboken Terminal.
• Bus: NJ Transit's 191 runs along Main Street to the Port Authority Bus Terminal in Midtown, and the 195 also serves the Port Authority. The 11 and 28 connect to Newark and the Willowbrook Mall, and local routes 704 and 705 reach Paterson, Passaic, Montclair State and Willowbrook.
• Car: U.S. Route 46 crosses the township, with Route 23, Interstate 80 and the Garden State Parkway close by.

We'll map drive and transit times to your workplace for any Little Falls home you're considering.

Neighborhoods and Housing Types

The Great Notch area surrounds the Montclair State University station near Route 46. For the rest of town, the zoning code shows the housing mix. Residential districts run from the R-1A, R-1B and R-1C single-residence zones to the R-2, R-3, R-3A and Medium Density Residential districts, and the code adds Transit Village districts and several housing overlay zones.

• Single-family homes: The core of the market, in R-1 single-residence zones with lot rules that vary by zone.
• Townhouses and condominiums: The R-2 district has townhouse standards, and the converted Beattie Mill buildings offer condo living in a historic structure.
• Multifamily and apartments: The medium-density, multifamily and overlay zones are where apartment and attached-home development is permitted.
• Two-to-four-family homes: These do come up. We'll confirm the legal unit count with the township before you make an offer.

Buying a Home in Little Falls

Here's what we help Little Falls buyers check:

• Flood zones: The township's Flood Damage Prevention chapter uses FEMA flood maps and sets elevation rules for flood hazard areas, and the U.S. Geological Survey has published flood inundation maps for the Peckman River through Little Falls. The township also sits on a regional flood control board with Woodland Park and Totowa covering the Passaic and Peckman rivers. We check flood maps and insurance needs up front.
• Certificate of compliance: Chapter 37 of the township code requires a certificate of compliance, with a Code Enforcement inspection, before anyone occupies, rents or leases a building. Build it into the closing timeline.
• Two-to-four-family purchases: If you're using an FHA loan, you can buy a two-to-four family property with a low down payment as long as you live in one of the units.
• Condo associations: Review monthly fees, reserves and any planned special assessments.
• Property taxes: We pull the current tax figure for every home you're considering so you can budget accurately.

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

Selling Your Little Falls Home

Little Falls homes draw rail and bus commuters, people who work at Montclair State University and buyers shopping the Route 46 and Route 23 corridors. Single-family homes, townhouses, condos and multi-unit buildings each compete in their own market, and flood zone status can shape buyer questions. We'll prepare a free comparative market analysis using recent sales of homes like yours, help you line up the certificate of compliance inspection early, and market your home across every MLS and online channel.

Renting and Investing in Little Falls

Rentals range from apartments and condos to units in multi-family homes, with demand supported by the rail stations, bus routes and university. We help renters find units that fit their budget and commute, and we help landlords price, market and screen tenants.

Investors should know the local rules. Chapter 178 of the township code is a rent control ordinance administered by a Rent Leveling Officer. It exempts housing with three or fewer residential units on a lot, and it allows a new base rent when a tenant vacates. A certificate of compliance is also required before a unit is leased. We run realistic numbers on taxes, insurance, flood exposure, maintenance and allowable rent increases before you buy.

Local Landmarks and Amenities

• Montclair State University, with part of its campus in Little Falls
• Yogi Berra Museum & Learning Center and Yogi Berra Stadium on the university campus
• Reynier Speer House on Upper Mountain Avenue, listed on the National Register of Historic Places
• Peckman Preserve, a 12-acre Passaic County nature preserve beside the filled bed of the Morris Canal
• The converted Beattie Mill buildings along the Passaic River
• Little Falls Sports & Recreation Complex on Paterson Avenue
• Little Falls Public Library and Civic Center on Warren Street
• Public schools: Little Falls Township Public Schools, with high school students attending Passaic Valley Regional High School

Nearby Town Guides

Comparing Little Falls with nearby towns? Read our guides to Woodland Park, Totowa, Wayne and Cedar Grove, or browse all of our North Jersey town guides.

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, Passaic and Union 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 Little Falls.

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.