Which has lower property taxes, Montvale or River Vale?

Montvale has the lower average property tax bill: $14,026 against $17,198 in River Vale (2025).

Which has better schools, Montvale or River Vale?

Montvale has the higher-ranked high school option in U.S. News (#71 in New Jersey against #118 for River Vale).

Montvale

River Vale

By Slava Zborovsky · Updated October 22, 2026

Montvale vs River Vale

Homes cost more in River Vale: a typical value of $990K against $945K in Montvale, about 5% higher.

Montvale has the lower average property tax bill: $14,026 against $17,198 in River Vale (2025).
Montvale has the higher-ranked high school option in U.S. News (#71 in New Jersey against #118 for River Vale).
By train, River Vale is the quicker commute to New York Penn (51 minutes at the fastest, against 65).
Values rose faster in River Vale over the past year (7.7% against 6.2%).

Montvale and River Vale, side by side

Montvale

River Vale

Typical home value (Zillow): $945,000source$990,000source
Change in home value, past year: 6.2%7.7%
Average property tax bill (2025): $14,026source$17,198source
Effective tax rate (2025): 1.989%source2.236%source
High school: Pascack Hills HSPascack Valley HS
Best high school option, NJ rank (U.S. News): #71source#118source
Niche grade: AsourceAsource
Train to NY Penn (AM peak): 65-77 minutessource51-66 minutes from Westwoodsource
Own train station: YesNo
Road miles to the GW Bridge: 15.913.5
Population: 8,90110,058
Land area (sq mi): 4.0234.07
Median household income: $178,269$213,666
Owner-occupied homes: 80%90%
NJ seller transfer costs at the typical value: $8,937$9,459

Montvale vs River Vale: home values, taxes, schools and commute
	Montvale	River Vale
Typical home value (Zillow)	$945,000source	$990,000source
Change in home value, past year	6.2%	7.7%
Average property tax bill (2025)	$14,026source	$17,198source
Effective tax rate (2025)	1.989%source	2.236%source
High school	Pascack Hills HS	Pascack Valley HS
Best high school option, NJ rank (U.S. News)	#71source	#118source
Niche grade	Asource	Asource
Train to NY Penn (AM peak)	65-77 minutessource	51-66 minutes from Westwoodsource
Own train station	Yes	No
Road miles to the GW Bridge	15.9	13.5
Population	8,901	10,058
Land area (sq mi)	4.023	4.07
Median household income	$178,269	$213,666
Owner-occupied homes	80%	90%
NJ seller transfer costs at the typical value	$8,937	$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

Montvale

The northern edge of the Pascack Valley, near the New York line.

Full town guide

River Vale

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

Montvale vs River Vale: questions

Is Montvale or River Vale more expensive?: Homes cost more in River Vale: a typical value of $990K against $945K in Montvale, about 5% higher.
Which has lower property taxes, Montvale or River Vale?: Montvale has the lower average property tax bill: $14,026 against $17,198 in River Vale (2025).
Which has better schools, Montvale or River Vale?: Montvale has the higher-ranked high school option in U.S. News (#71 in New Jersey against #118 for River Vale).

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