Mountain Lakes vs. Montville: Which Is Right for You?
By Romila Bajaj · October 23, 2026Two neighboring towns with excellent schools and very different personalities. Here is a side-by-side look.
Mountain Lakes and Montville sit side by side in Morris County, and buyers often weigh one against the other. Here is how they compare on the factors that matter most.
| Mountain Lakes | Montville | |
|---|---|---|
| Typical price | About $1.2 million median (Homes.com) | Most homes about $700K to $1.5M; Redfin's March 2026 median was $650K, a month heavy with townhomes and condos |
| Average tax bill | $24,089 (2025) | $13,655 (2023) |
| High school (U.S. News 2026–27) | Mountain Lakes High · 42nd in NJ · 69% take AP exams | Montville Township High · 65th in NJ · 60% take AP exams |
| Train to NY Penn Station | About 90 min direct, or about 75 via nearby Denville | About 75 min from Towaco |
| Drive to Midtown (off-peak) | 45–55 min | 40–50 min |
| Character | Small planned lake community, historic district | Larger township with distinct sections and more land |
| Standout | 17 boys' lacrosse state titles | Pyramid Mountain; marching band national titles |
| Radon (tested homes at or above 4 pCi/L) | 17% | 21% |
Sources: Homes.com, Redfin, NJ Department of Community Affairs, U.S. News & World Report 2026–27, NJ Transit schedule data, NJDEP radon data. Drive times are estimates.
Choose Mountain Lakes If…
You want a small, close-knit lake community with beaches, boating, and historic Hapgood homes, and top-ranked schools are a priority. Expect higher prices and the higher tax bills that come with a small, mostly residential borough. See the Mountain Lakes guide.
Choose Montville If…
You want more house and land for the money, strong schools, and lower property taxes, with trails at Pyramid Mountain and quick access to I-287 and Route 202. Montville's sections, Towaco, Pine Brook, and Montville, each have their own feel. See the Montville guide.
Frequently Asked Questions
Is Mountain Lakes or Montville better for schools?
Both have highly ranked high schools. In the 2026–27 U.S. News rankings, Mountain Lakes High School is 42nd in New Jersey, with 69% of seniors taking at least one AP exam, and Montville Township High School is 65th, with 60%. Rankings are one factor; visiting the schools is the best way to decide.
Which has lower property taxes, Mountain Lakes or Montville?
Montville. The average residential tax bill was $13,655 in Montville (2023 state data) versus $24,089 in Mountain Lakes (2025).
Which is better for commuting to New York?
Both are on NJ Transit's Montclair-Boonton Line, with limited, mostly rush-hour service. Mountain Lakes residents can drive about five minutes to Denville for Midtown Direct trains, about 75 minutes to New York Penn Station; Montville commuters use Towaco station, about 75 minutes, or Lakeland buses.
Want help weighing your options? Romila is happy to talk it through, with no obligation.
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