Selling or Buying a Home in West Orange, NJ

A local guide from Irma Brainard, Weichert Realtors — a Realtor licensed in New Jersey since 2017 who lived in West Orange for more than ten years before moving to Morris County.

Why buyers choose West Orange

West Orange is an Essex County township that climbs the First and Second Watchung Mountains, so some neighborhoods sit in the valley near downtown Main Street and others are up on the ridges. It's home to the South Mountain Reservation, Turtle Back Zoo, Eagle Rock Reservation and the Thomas Edison National Historical Park.

I lived here for years and commuted to Manhattan, so I can give you an honest picture: there's no train station in town, and the commute takes planning. What buyers get in return is a wide range of homes, from colonials and split-levels to condos and townhomes, plus a lot of green space.

West Orange at a glance

• Location: Essex County, about 12 square miles, between Montclair, Verona, Livingston, Orange, South Orange and Millburn.
• Population: about 48,800 residents (2020 census).
• Getting to NYC: there's no train station in West Orange. A free township jitney runs weekday rush hours to the Orange, South Orange and Brick Church stations, which have Midtown Direct trains to New York Penn Station. NJ Transit buses 21, 71 and 73 run to Newark, and DeCamp ended its New York service in 2023.
• Highways: I-280 runs east to west through town, plus Route 10.
• Schools: West Orange Public Schools.
• Parks: South Mountain Reservation and the South Mountain Recreation Complex (Turtle Back Zoo, Codey Arena, the Treetop Adventure Course and a walkway around the reservoir), Eagle Rock Reservation and the Thomas Edison National Historical Park on Main Street.
• Property taxes: the average residential tax bill in West Orange was about $15,800 in 2024 (NJ Division of Taxation). Taxes are paid quarterly, due February 1, May 1, August 1 and November 1.

Selling your home in West Orange

West Orange buyers often compare it with Livingston, Verona, South Orange and Montclair. Getting through the township's resale inspection smoothly is a big part of a successful sale here. Here's how I help sellers:

• A detailed comparative market analysis based on recent West Orange 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. West Orange requires a Certificate of Continued Occupancy (CCO) before a home is sold or rented, and it's a full inspection, not just smoke detectors.

When we list your home, I put these on our calendar right away so nothing holds up your closing.

Buying a home in West Orange

Buying in West Orange means thinking about the commute, the hills and the neighborhood as much as the house. Having lived here, I'll give you a realistic picture of daily life and travel times, property taxes and how West Orange compares with Montclair, Bloomfield, Livingston and Verona.

A town favorite: the West Orange Street Fair & Edison Day

Every June, downtown Main Street turns into the West Orange Street Fair, with crafters, food vendors, a car show and a beer and wine garden. The same day, the National Park Service holds Edison Day at the Thomas Edison National Historical Park, with free admission to the lab complex.

In the fall and winter, Turtle Back Zoo's seasonal events are a local favorite too.

Useful West Orange links

• Township of West Orange (official site)
• Zoning Enforcement and Property Maintenance (CCO)
• Document Center (CCO application)
• Building and Construction Code
• Tax Collector
• Tax Assessor
• Township Clerk (OPRA requests)
• Commuter jitney
• West Orange Public Library
• West Orange Public Schools
• NJ Transit

West Orange FAQs

Irma 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, Essex County Parks and the Township of West Orange. Fees, schedules and school assignments can change, so verify with the township or district.