West Milford, NJ Real Estate Guide for Buyers, Sellers & Renters

West Milford Township covers about 81 square miles of the New Jersey Highlands in northern Passaic County, running up to the New York state line, and counted 24,862 residents in the 2020 Census. State forests, reservoirs and nearly 40 lakes make up much of the landscape, and the entire township lies inside the Highlands Preservation Area. That setting shapes what you can build and how a home handles water and wastewater. Here's what you should know before you buy, sell or invest in West Milford.

Why People Choose West Milford

The main draw is the outdoors. Greenwood Lake straddles the state line and is overseen by the bi-state Greenwood Lake Commission, which was formed to protect the lake's water quality along with its scenic and recreational value. Beyond Greenwood Lake, the township is dotted with smaller lakes, and several have their own organized lake communities, such as the Pinecliff Lake Community Club and the Upper Greenwood Lake Property Owners Association.

Norvin Green State Forest offers about 5,400 acres of rugged hiking trails and lookouts. In the Hewitt section, Long Pond Ironworks State Park covers more than 6,900 acres around Monksville Reservoir, and the Long Pond Ironworks Historic District, listed on the New Jersey and National Registers, preserves an iron-making village with furnace remains, waterwheels and stone houses. Passaic County's Highlands Preserve adds roughly 250 acres of trails and ballfields with views of Greenwood Lake.

Getting Around: Commuting from West Milford

• Bus: NJ Transit's 194 runs weekday rush-hour express service from the Newfoundland park and ride, along with Stockholm and Butler, to the Port Authority Bus Terminal in Manhattan. NJ Transit's 197 travels through the township between Warwick, New York, and the Port Authority, using Union Valley Road, Greenwood Lake Turnpike and Skyline Drive, with a stop at the West Milford park and ride.
• Car: Route 23 runs through Newfoundland and connects to I-287 and I-80. From the east, County Route 511 and Skyline Drive link to Route 208, which connects to Route 4 and the George Washington Bridge.

Neighborhoods and Housing Types

West Milford is made up of several sections spread across a large area, including Newfoundland along Route 23, Hewitt near Greenwood Lake and Long Pond Ironworks, and lake communities such as Upper Greenwood Lake and Pinecliff Lake. Homes in the township are mostly owner-occupied, according to the Census. Housing falls into a few types:

• Lake community homes: Houses in organized lake communities, many on small lots close to the water. Some have property owners' associations with their own rules.
• Single-family homes on larger lots: Homes away from the lakes, set among the township's wooded Highlands terrain. Check whether each property has public water and sewer or its own well and septic system.
• Multi-unit properties: Two-family and other small multi-unit homes come up from time to time and are worth a look if you want rental income.

Buying a Home in West Milford

The checklist here differs from a typical Bergen or Essex County purchase. We help buyers check:

• Septic systems: According to the township's health office, local rules require septic tanks to be pumped every three years by a state-licensed contractor. Replacing a house or doing a major renovation means bringing the septic system up to full code. The township also notes that much of West Milford can't meet the standard four-foot treatment zone, so a system alteration there requires advanced wastewater treatment. We recommend a septic inspection with every offer.
• Private wells: If a home has its own well, New Jersey's Private Well Testing Act requires the water to be tested before closing, and both buyer and seller must receive the results. Test and treatment costs are negotiated between the parties.
• Highlands Act rules: Because the whole township is in the Highlands Preservation Area, new construction, expansions and land disturbance can be subject to Highlands Act review. West Milford is certified to handle some Highlands exemptions locally, including certain single-family construction and improvements to existing single-family homes. If you plan to build, add on or clear land, we'll check what applies first.
• Lakefront rules: The township notes that lake lots are often small, with high water tables and slow-draining soils. Work within 300 feet of a lake needs special approvals, and some projects need NJDEP flood hazard area or freshwater wetlands permits. The property owners' association must also be contacted for work in its lake community.
• Two-to-four family homes: 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.
• Property taxes: We pull the current tax figure for every home you're considering.

We can also connect you with a lender for pre-approval before you start touring.

Selling Your West Milford Home

Buyers here ask detailed questions about water, septic, lake rights and building limits, so it helps to gather septic pumping receipts, any well test results, permits for past additions and lake association documents before listing. We'll prepare a free comparative market analysis using recent sales of comparable homes and market your home across every MLS and online channel.

Renting and Investing in West Milford

Investors should account for a few costs particular to this area. New Jersey requires landlords of homes on private wells to test the water every five years and give each new tenant a copy of the latest results. Septic upkeep and lake association rules belong in your projections too. We'll help you run realistic numbers before you buy, and help landlords price, market and screen tenants.

Local Landmarks and Amenities

• Greenwood Lake and the Greenwood Lake Commission
• Long Pond Ironworks State Park and Historic District, Hewitt
• Norvin Green State Forest
• Highlands Preserve (Passaic County)
• Bubbling Springs, a 40-acre township park on Macopin Road with a seasonal swimming lake, trails, ballfields and disc golf
• West Milford Township Library on Union Valley Road
• Greenwood Lake Airport, a public-use airport owned by NJDOT
• Public schools: West Milford Township Public Schools, including West Milford High School

Nearby Town Guides

Comparing West Milford with nearby towns? Read our guides to Ringwood, Wanaque and Bloomingdale, 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 West Milford.

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.