Which has lower property taxes, Hillsdale or River Vale?

Hillsdale has the lower average property tax bill: $15,874 against $17,198 in River Vale (2025).

Which has better schools, Hillsdale or River Vale?

Hillsdale students attend Pascack Valley HS; River Vale students attend Pascack Valley HS.

Hillsdale

River Vale

By Slava Zborovsky · Updated October 22, 2026

Hillsdale vs River Vale

Homes cost more in River Vale: a typical value of $990K against $867K in Hillsdale, about 14% higher.

Hillsdale has the lower average property tax bill: $15,874 against $17,198 in River Vale (2025).
Both towns send students to Pascack Valley HS.
By train, River Vale is the quicker commute to New York Penn (51 minutes at the fastest, against 55).
Values rose faster in Hillsdale over the past year (9.6% against 7.7%).

Hillsdale and River Vale, side by side

Hillsdale

River Vale

Typical home value (Zillow): $867,000source$990,000source
Change in home value, past year: 9.6%7.7%
Average property tax bill (2025): $15,874source$17,198source
Effective tax rate (2025): 2.301%source2.236%source
High school: Pascack Valley HSPascack Valley HS
Best high school option, NJ rank (U.S. News): #118source#118source
Niche grade: AsourceAsource
Train to NY Penn (AM peak): 55-69 minutessource51-66 minutes from Westwoodsource
Own train station: YesNo
Road miles to the GW Bridge: 13.513.5
Population: 10,14410,058
Land area (sq mi): 2.9024.07
Median household income: $186,688$213,666
Owner-occupied homes: 92.8%90%
NJ seller transfer costs at the typical value: $8,032$9,459

Hillsdale vs River Vale: home values, taxes, schools and commute
	Hillsdale	River Vale
Typical home value (Zillow)	$867,000source	$990,000source
Change in home value, past year	9.6%	7.7%
Average property tax bill (2025)	$15,874source	$17,198source
Effective tax rate (2025)	2.301%source	2.236%source
High school	Pascack Valley HS	Pascack Valley HS
Best high school option, NJ rank (U.S. News)	#118source	#118source
Niche grade	Asource	Asource
Train to NY Penn (AM peak)	55-69 minutessource	51-66 minutes from Westwoodsource
Own train station	Yes	No
Road miles to the GW Bridge	13.5	13.5
Population	10,144	10,058
Land area (sq mi)	2.902	4.07
Median household income	$186,688	$213,666
Owner-occupied homes	92.8%	90%
NJ seller transfer costs at the typical value	$8,032	$9,459

Bold marks the lower cost, higher-ranked school or shorter trip. Sources: Zillow Home Value Index (2026-08-31); NJ Treasury 2025 tax rates and average residential bills; U.S. News and Niche school rankings; NJ Transit timetables; U.S. Census ACS 2020-2024. Road miles calculated.

Full town guide

Hillsdale

Tree-lined streets and a train station in the middle of the Pascack Valley. Slava's family settled here.

Full town guide

River Vale

Wide, quiet streets and Pascack Valley High School, minutes from Westwood.

Hillsdale vs River Vale: questions

Is Hillsdale or River Vale more expensive?: Homes cost more in River Vale: a typical value of $990K against $867K in Hillsdale, about 14% higher.
Which has lower property taxes, Hillsdale or River Vale?: Hillsdale has the lower average property tax bill: $15,874 against $17,198 in River Vale (2025).
Which has better schools, Hillsdale or River Vale?: Hillsdale students attend Pascack Valley HS; River Vale students attend Pascack Valley HS.

Selling in Hillsdale or River Vale?

Get home value