Northern Passaic County, NJ
Community Guide
West Milford, Ringwood
Northern Passaic Real Estate, Homes for Sale & Lifestyle Overview
West Milford and Ringwood together form the heart of Northern Passaic County’s lake-and-mountain region, offering a lifestyle that blends natural beauty, outdoor recreation, and a strong sense of community. Set within the Highlands of New Jersey and bordered by state parkland, reservoirs, and protected watershed areas, these communities are known for their wooded landscapes, scenic lakes, and lower-density residential patterns.
West Milford is one of New Jersey’s largest municipalities by land area and is defined by its many lake communities, forested neighborhoods, and access to outdoor recreation. Ringwood, historically rooted in ironworks and industry, has evolved into a desirable residential town with a charming downtown, established neighborhoods, and direct access to Ringwood State Park and surrounding open space.
Together, these towns appeal to buyers seeking year-round recreation, privacy, and a retreat-like setting within commuting distance of North Jersey employment centers and New York City. Housing options range from lakefront cottages and custom homes to traditional colonials and contemporary residences tucked into wooded lots. The market attracts primary homeowners, second-home buyers, and those relocating from more densely developed suburbs.
The area’s extensive network of lakes—including Greenwood Lake, Upper Greenwood Lake, Cupsaw Lake, Erskine Lake, Shepherd Lake, Pines Lake, Mountain Lake, and the Newark Watershed reservoirs—adds lasting value to the housing market while supporting a lifestyle centered on boating, swimming, fishing, hiking, and seasonal outdoor activities.
Northern Passaic County, NJ Real Estate & Housing Market
General Style and Appearance of Homes
Homes throughout West Milford and Ringwood vary widely in style, age, and setting. Buyers will find:
- Lakefront and lake-access homes with private docks or deeded rights
- Custom-built residences on larger wooded lots
- Established neighborhoods with mid-20th-century homes
- Limited newer construction due to environmental protections
Overall, properties emphasize privacy, natural surroundings, and long-term value rather than high-density development.
Home Styles & Architecture
Residential architecture commonly includes:
- Colonials and Center Hall Colonials
- Ranch and Raised Ranch homes
- Split-level and bi-level designs
- Lake-style cottages and cabins
- Contemporary and custom mountain homes
Much of the housing stock was built from the 1940s through the 1990s, with selective newer custom construction in approved areas.
Housing Types & Density
Housing in West Milford and Ringwood is predominantly:
- Single-family detached homes
- Lake community residences (private and association-based)
- Very limited multi-family or apartment-style housing
Low housing density and protected land help preserve the rural-suburban character and environmental quality of the area.
West Milford & Ringwood NJ Home Prices
Home prices generally range from the mid-$400,000s to over $900,000+, depending on:
- Lakefront or lake-access location
- Home size, condition, and updates
- Privacy, views, and acreage
Lakefront properties and renovated homes in established neighborhoods often command premium pricing.
Northern Passaic County, NJ Real Estate Market Conditions
General Real Estate Market Conditions
The Northern Passaic County lake-home market typically experiences:
- Limited inventory
- Steady buyer demand
- Strong interest in lake-access and year-round homes
Well-priced properties often attract multiple showings, particularly during spring and summer seasons.
Average Days on Market
Homes typically sell within approximately 40–65 days, with desirable lake properties frequently selling more quickly.
Property Taxes & HOA Fees
- Property taxes vary by location and assessed value
- Many lake communities have annual HOA fees supporting beaches, docks, and recreational amenities
Northern Passaic County, NJ Schools & Education
Town/Area NJ Schools & Education
- West Milford Township Public Schools: Pre-K–Grade 12
- Ringwood Public Schools: K–8
- Students attend regional high schools depending on district zoning
- Private and parochial school options are available throughout Passaic and Bergen Counties
- Nearby higher education includes Montclair State University, William Paterson University, and regional New York City colleges
Northern Passaic County, NJ Healthcare & Medical Access
Healthcare & Medical Access
Residents have access to major regional medical centers, including:
- Joseph’s University Medical Center (Paterson)
- Chilton Medical Center (Pompton Plains)
- Valley Hospital (Ridgewood)
- Multiple urgent care and specialty practices throughout North Jersey
Northern Passaic County, NJ Transportation & Commuting
Transportation & Commuting
- Average commute times range from 45–75 minutes
- Access to Routes 23, 287, 17, and nearby parkways
- NJ Transit bus service available
- Nearby rail service via Wayne, Pompton Lakes, and Suffern, NY stations
Northern Passaic County, NJ Statistical Profile
Community Profile
- West Milford population: ~25,000
- Median household income: ~$100,000
- Household type: Primarily owner-occupied
- Average household size: ~2.7
Northern Passaic County, NJ Lakes & Recreational Highlights
Lakes & Recreational Highlights of West Milford and Ringwood
Each of these lake communities has a lake/homeowner’s association that manages services, events and recreational activities. In most cases the association also provides and manages a community center or club house and community docking facilities. In many cases the events include summer camps, community picnics and parties.
Greenwood Lake & Upper Greenwood Lake
Greenwood Lake, straddling the NJ–NY border, is one of the region’s most prominent recreational lakes, offering boating, sailing, kayaking, fishing, lakeside dining, and community events. Upper Greenwood Lake provides a quieter residential alternative with strong community association amenities.
Lake Cupsaw
Lake Cupsaw is a private lake community in Ringwood known for its sandy beaches, swimming areas, clubhouse, and year-round social programming.
Erskine Lake
Erskine Lake features a family-friendly atmosphere with swimming, fishing, playgrounds, and seasonal activities supported by an active lake association.
Shepherd Lake
Located within Ringwood State Park, Shepherd Lake offers a public beach, hiking access, and scenic surroundings, enhancing nearby property appeal.
Pines Lake & Mountain Lake
Pines Lake and Mountain Lake are well-established private lake communities offering swimming, boating, beaches, and social events that foster strong neighborhood ties.
Newark Watershed Lakes
Echo Lake, Clinton Reservoir, Canistear Reservoir, and Oak Ridge Reservoir form part of the Newark Watershed system. The vast recreational resources of the Newark Watershed are available to the public on a permitted basis for which there are different prices depending on the desired permit.
- A managed but publicly accessible conservation and recreation resource
- One of the largest protected open-space assets in New Jersey
- A significant lifestyle and environmental benefit for nearby towns and lake
Northern Passaic County, NJ Lifestyle, Dining & Shopping
Lifestyle, Dining & Shopping
Local dining features independent restaurants, lakeside eateries, and casual favorites in Ringwood and West Milford town centers. Nearby shopping includes neighborhood centers, specialty stores, and larger retail hubs in Wayne, Paramus, and Rockaway.
Nearby Destination Resorts
Mountain Creek Resort (Southern Orange County, NY) offers year-round recreation, including winter skiing, snowboarding, mountain biking, water park attractions, and seasonal events—just a short drive from West Milford and Ringwood.
Crystal Springs Resort provides a contrasting luxury experience with championship golf courses, world-class spas, fine dining, and seasonal resort activities, adding to the area’s appeal for lifestyle-focused buyers.
Parks & Recreation
- Ringwood State Park
- Norvin Green State Forest
- Long Pond Ironworks State Park
- Miles of hiking, biking, fishing, and wildlife areas
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James Bean
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Primary Office: Coldwell Banker Realty 24 White Deer Pl, Sparta, NJ 07871 Office: (973) 222-6521
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