Which has lower property taxes, Montvale or Woodcliff Lake?

Montvale has the lower average property tax bill: $14,026 against $20,637 in Woodcliff Lake (2025).

Which has better schools, Montvale or Woodcliff Lake?

Montvale students attend Pascack Hills HS; Woodcliff Lake students attend Pascack Hills HS.

Montvale

Woodcliff Lake

By Slava Zborovsky · Updated October 22, 2026

Montvale vs Woodcliff Lake

Homes cost more in Woodcliff Lake: a typical value of $1.28M against $945K in Montvale, about 36% higher.

Montvale has the lower average property tax bill: $14,026 against $20,637 in Woodcliff Lake (2025).
Both towns send students to Pascack Hills HS.
By train, Woodcliff Lake is the quicker commute to New York Penn (59 minutes at the fastest, against 65).
Values rose faster in Woodcliff Lake over the past year (8.6% against 6.2%).

Montvale and Woodcliff Lake, side by side

Montvale

Woodcliff Lake

Typical home value (Zillow): $945,000source$1,281,000source
Change in home value, past year: 6.2%8.6%
Average property tax bill (2025): $14,026source$20,637source
Effective tax rate (2025): 1.989%source2.043%source
High school: Pascack Hills HSPascack Hills HS
Best high school option, NJ rank (U.S. News): #71source#71source
Niche grade: AsourceAsource
Train to NY Penn (AM peak): 65-77 minutessource59-65 minutessource
Own train station: YesYes
Road miles to the GW Bridge: 15.915.9
Population: 8,9016,152
Land area (sq mi): 4.0233.376
Median household income: $178,269$213,981
Owner-occupied homes: 80%86.3%
NJ seller transfer costs at the typical value: $8,937$25,785

Montvale vs Woodcliff Lake: home values, taxes, schools and commute
	Montvale	Woodcliff Lake
Typical home value (Zillow)	$945,000source	$1,281,000source
Change in home value, past year	6.2%	8.6%
Average property tax bill (2025)	$14,026source	$20,637source
Effective tax rate (2025)	1.989%source	2.043%source
High school	Pascack Hills HS	Pascack Hills HS
Best high school option, NJ rank (U.S. News)	#71source	#71source
Niche grade	Asource	Asource
Train to NY Penn (AM peak)	65-77 minutessource	59-65 minutessource
Own train station	Yes	Yes
Road miles to the GW Bridge	15.9	15.9
Population	8,901	6,152
Land area (sq mi)	4.023	3.376
Median household income	$178,269	$213,981
Owner-occupied homes	80%	86.3%
NJ seller transfer costs at the typical value	$8,937	$25,785

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

Woodcliff Lake

Larger lots and newer construction around the lake and reservoir.

Montvale vs Woodcliff Lake: questions

Is Montvale or Woodcliff Lake more expensive?: Homes cost more in Woodcliff Lake: a typical value of $1.28M against $945K in Montvale, about 36% higher.
Which has lower property taxes, Montvale or Woodcliff Lake?: Montvale has the lower average property tax bill: $14,026 against $20,637 in Woodcliff Lake (2025).
Which has better schools, Montvale or Woodcliff Lake?: Montvale students attend Pascack Hills HS; Woodcliff Lake students attend Pascack Hills HS.

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