Selling or Buying a Home in Montclair, NJ
A local guide from Irma Brainard, Weichert Realtors — a Realtor licensed in New Jersey since 2017 who works out of Weichert's Upper Montclair office.
Why buyers choose Montclair
Montclair is an Essex County township with six train stations, several walkable business districts (Montclair Center along Bloomfield Avenue and Church Street, Walnut Street, Watchung Plaza and Upper Montclair) and a big arts scene, from the Montclair Art Museum and the Wellmont Theater to the Montclair Film Festival.
As a former costume designer for Broadway, TV and film, I love how much theater, music and film happens here. Buyers come for the train, the downtowns, the older homes on tree-lined streets and parks like Eagle Rock Reservation and Brookdale Park.
Montclair at a glance
- Location: Essex County, about 6.2 square miles, on the slope of First Watchung Mountain between Glen Ridge, Bloomfield, Clifton, Little Falls, Cedar Grove, Verona and West Orange.
- Population: about 40,900 residents (2020 census).
- Getting to NYC: NJ Transit's Montclair-Boonton Line stops at six Montclair stations: Bay Street, Walnut Street, Watchung Avenue, Upper Montclair, Mountain Avenue and Montclair Heights, with weekday Midtown Direct trains to New York Penn Station. DeCamp ended its New York service in 2023; NJ Transit and Boxcar commuter buses now serve the route.
- Schools: Montclair Public Schools. Elementary and middle schools use a magnet (choice) system, and there is one public high school.
- Parks and culture: Eagle Rock Reservation (with New York skyline views), Brookdale Park, Van Vleck House & Gardens, Presby Memorial Iris Gardens, the Montclair Art Museum and the Wellmont Theater.
- Property taxes: the average residential tax bill in Montclair was about $21,600 in 2024 (NJ Division of Taxation), the highest of the towns in my guides. Taxes are paid quarterly, due February 1, May 1, August 1 and November 1, with a 10-day grace period.
Selling your home in Montclair
Montclair homes draw buyers from New York City and all over North Jersey, and every neighborhood and price point behaves a little differently. Pricing from real local data and strong presentation matter here. Here's how I help sellers:
- A detailed comparative market analysis based on recent Montclair and nearby sales
- Prep and staging guidance so your home shows at its best
- Professional photos and video, targeted online ads and social media
- Negotiation from offer through attorney review, inspections and closing
- Short sale experience if you owe more than your home is worth
What the township requires before you close
Every New Jersey town sets its own resale rules. Montclair does not require a new Certificate of Occupancy for a sale, but there are still a few things to handle before closing.
1. Smoke alarm, carbon monoxide alarm and fire extinguisher certificate
The Montclair Fire Prevention Bureau, 1 Pine St, issues the certificate before a one- or two-family home is sold or rented. Email the application and a required letter from a licensed electrician or alarm technician to [email protected] at least 10 days before closing (questions: 973-509-4769). The fee is $75 for a one- or two-family home, and the certificate expires if occupancy doesn't happen within six months. The inspector checks:
- 10-year sealed-battery smoke alarms at the bottom of stairways, within 10 feet of bedroom doors and in finished attics
- Carbon monoxide alarms within 10 feet of bedrooms if the home has fuel-burning appliances or an attached garage
- Fire extinguisher: the township's web page and its requirements sheet disagree on whether one is still required, so confirm with Fire Prevention
2. Open permits and violations
All open construction permits and violations must be resolved before closing. You can request your permit history through an OPRA request, then work with the Building Office (973-509-4951) to close them out.
3. Two- and three-family homes: rent control
Montclair's rent control ordinance covers two- and three-unit buildings where the owner doesn't live on site, and buildings with four or more units. Landlords register units each April 1. If you're selling or buying a multi-family, we'll review this early.
From the Township of Montclair's Building Office, Fire Prevention and Rent Control pages and township code. Confirm current requirements and fees with the township before you apply.
When we list your home, I put these on our calendar right away so nothing holds up your closing.
Buying a home in Montclair
Many buyers come to Montclair from New York City and Hudson County for the train and the downtowns. I'll help you understand property taxes, the commute from each station and how Montclair compares with nearby towns like Glen Ridge, Bloomfield and West Orange.
A town favorite: the Montclair Film Festival
Every October, the nonprofit Montclair Film takes over theaters around town for the Montclair Film Festival, with screenings, filmmaker talks and special events. The 2026 festival runs October 16 to 25. Check montclairfilm.org for the program.
In late spring, the Presby Memorial Iris Gardens bloom from about mid-May to early June, and they're worth a walk.
Useful Montclair links
- Township of Montclair (official site)
- Fire Prevention (resale certificate)
- Building Office
- Rent Control Office
- Taxes, water and sewer
- Municipal Assessor
- Township Clerk (OPRA requests)
- Parks and Recreation
- Montclair Public Library
- Montclair Public Schools
- NJ Transit
Montclair FAQs
Do I need a Certificate of Occupancy to sell a home in Montclair?
No. Montclair does not require a new Certificate of Occupancy for a sale, but open permits and violations must be resolved, and one- and two-family homes need a smoke alarm, carbon monoxide alarm and fire extinguisher certificate from the Fire Prevention Bureau.
How much is the Montclair smoke certificate?
The fee is $75 for a one- or two-family home. Apply by email at least 10 days before closing, with a letter from a licensed electrician or alarm technician. Confirm current requirements with Fire Prevention.
What are property taxes like in Montclair?
The average residential tax bill was about $21,600 in 2024. Taxes are due February 1, May 1, August 1 and November 1.
How many train stations does Montclair have?
Six: Bay Street, Walnut Street, Watchung Avenue, Upper Montclair, Mountain Avenue and Montclair Heights, all on NJ Transit's Montclair-Boonton Line, with weekday Midtown Direct trains to New York Penn Station.
Does Montclair have rent control?
Yes. It covers two- and three-unit buildings where the owner doesn't live on site and buildings with four or more units. Single-family homes, condos and owner-occupied buildings of three or fewer units are exempt.
Thinking about a move in Montclair?
Call or text Irma Brainard at 201-575-5013 for a free, no-obligation conversation about your home's value or your search.
Call or Text Irma All Town GuidesIrma Brainard is a New Jersey licensed real estate salesperson with Weichert Realtors, 272 Bellevue Ave, Upper Montclair, NJ 07043. Town facts from the 2020 U.S. Census, the NJ Division of Taxation, NJ Transit and the Township of Montclair. Fees, schedules and school assignments can change, so verify with the township or district.
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Weichert, Realtors®
272 Bellevue Ave
Upper Montclair, NJ 07043
973-746-1515
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Irma Brainard is a licensed real estate salesperson in the State of New Jersey, affiliated with Weichert Realtors®. All information is deemed reliable but not guaranteed. Equal Housing Opportunity.