Homes for Sale in West Milford, NJ

Why buyers and sellers choose West Milford.

West Milford is an 80-square-mile Passaic County township of roughly 24,300 residents; the largest township in Passaic County by area, and one of the most genuinely rural, outdoor-oriented markets within commuting distance of New York. The township is anchored by Greenwood Lake (a 7-mile lake straddling the NJ-NY border), surrounded by Wawayanda State Park, Ringwood State Park, and large tracts of Norvin Green State Forest. More than half of the township's land area is protected open space. For buyers who want real privacy, lake life, mountain views, or a primary home that feels like a vacation house, West Milford is one of the few places in commutable North Jersey where you can actually have all of it.

Our Butler/Kinnelon office sits about 15 to 25 minutes south of West Milford depending on which section, and we work this market continuously, particularly the lake-area inventory, which requires a specific knowledge base (water rights, lake associations, septic and well systems, seasonal property considerations).

West Milford NJ homes for sale

West Milford's housing stock breaks into three broad tiers. Entry-level West Milford homes ($275K to $425K) include starter capes, small ranches, and modest lake-adjacent cottages, popular with first-time buyers and weekend/weekday hybrid households. Mid-market West Milford homes ($425K to $625K) are the volume anchor with 3 and 4 bedroom colonials, updated ranches, split-levels, and non-waterfront lake-community homes across the township. Higher-end West Milford homes ($625K to $2M+) include substantial Greenwood Lake waterfront properties, custom mountain homes with acreage, and estate-scale parcels along Warwick Turnpike and toward Upper Greenwood Lake. A local West Milford realtor who works the township daily can tell you which lakes are association-controlled, which sub-neighborhoods trade at which prices, and which lots carry usable water rights versus lake-view only. West Milford also has an active Adult Community (55+) segment with communities like Bald Eagle Village and Highlander Court, closing 4 sales in June 2026 at a $257K median.

West Milford NJ condos and townhomes

West Milford's condo and townhouse inventory is a small but meaningful slice of the market. June 2026 closed 3 attached-housing sales at a $385,000 median, at 26 days on market and 94.4% of list price, with 13 active listings and a 3.7 month supply. The small monthly volume (3 sales) means the +200% year-over-year sales figure reflects a very low base rather than a market shift, so buyers and sellers should read this segment on a rolling 6 to 12 month basis rather than any single month. Attached-housing options tend to draw downsizers moving out of West Milford single-families, first-time buyers priced out of comparable single-family homes, and weekend buyers who want lake-region access without lawn and septic maintenance.

West Milford neighborhoods and lake communities

West Milford's size means it's effectively a collection of distinct communities. Greenwood Lake is the township's largest and most desirable lake market, with substantial waterfront homes, lake-view properties, and year-round residences ranging widely in price and condition. The lake itself stretches into New York State, with multiple community associations governing different sections. Upper Greenwood Lake is a separate, smaller lake community to the north with its own character. The Hewitt area (ZIP 07421) is more residential and connects to broader West Milford and surrounding state parks. Newfoundland on the western side feels more rural still. Beyond the named lakes, smaller lake-association communities (Pinecliff Lake, Lindy's Lake, Olde Milford Estates, and others) dot the township.

West Milford Township Public Schools

West Milford Township Public Schools is a K-12 district serving the entire township. The district operates multiple elementary schools (Apshawa, Maple Road, Marshall Hill, Paradise Knoll, Upper Greenwood Lake, Westbrook), Macopin School (middle), and West Milford Township High School. Despite the township's size, students attend one centralized high school, which keeps the school community connected across the geographic spread.

Commute & access

West Milford's trade-off is commute time. Route 23 is the main artery, running south through the township toward I-287 (about 20-30 minutes from most West Milford homes). Drive time to Midtown Manhattan averages 70-95 minutes depending on traffic and which part of the township you're starting from. NJ Transit Boonton Line service is accessible via the Wayne Route 23 Transit Center (about 25-35 minutes drive). West Milford works best for buyers with flexible schedules, hybrid work arrangements, jobs in the Route 23 corridor, or those willing to trade commute time for the rural-lake lifestyle.

West Milford home prices, June 2026

West Milford's June 2026 single-family market printed 27 closed sales, up 17.4% year-over-year, at a median sale price of $515,000. Homes averaged 53 days on market and sold at 101.9% of list. Active inventory sits at 96 listings, a 3.7 month supply, up 23.1% from a year ago. Median price is down 4.6% from June 2025, which reflects mix shift toward more entry and mid-tier lake-region inventory rather than a broad price decline, since the sold-to-list ratio is still above 100%. That is a healthy, balanced market: sales rising, inventory rising, and quality homes still clearing at or slightly above ask.

Buyer playbook. With a 3.7 month supply and 53 average days on market, West Milford gives buyers real time to compare homes, walk the lake associations, and negotiate on price and terms. Come pre-approved, work with a realtor who understands lake-association rules and septic/well systems, and be ready to move quickly on the well-priced homes (they still clear near ask). Seller playbook. Wider inventory means competing homes are on the market longer, so pre-list prep, professional photography, and accurate pricing matter more than they would in a tight-inventory town. Homes priced right sell above ask; homes priced ambitiously sit. For the full Morris and Passaic County breakdown, see our June 2026 Wayne/Morris market report.