Compare towns

Elizabeth vs Montclair, NJ

Property taxes, schools, NJ Transit pass and monthly cost for Elizabeth and Montclair, side by side with sources.

At a glance

Elizabeth has the lower 2025 average residential tax bill: $9,727 a year, $12,762 less than $22,489 in Montclair. Elizabeth is below the NJ average of $10,340 and Montclair is above it.

The median single-family sale price is $550,000 in Elizabeth and $1,551,500 in Montclair, $1,001,500 more (GSMLS, 2025 closed sales).

On the site's monthly cost estimate (mortgage, property tax and NJ Transit pass, each on the town's median single-family sale price), Elizabeth comes to $4,222 a month and Montclair to $11,507, a gap of $7,285.

Peak commute is 29 minutes in Elizabeth and 35 in Montclair, 6 minutes shorter in Elizabeth; the NJ Transit monthly pass to NY Penn costs $255 in both.

Figures are from the data file, version 2.3.0. Estimates are labeled. Add a third town in the compare tool.

Monthly cost

Estimated monthly cost Estimate

Mortgage (principal and interest)
Property tax
NJ Transit pass

Elizabeth$4,222 / monthMortgage $2,999 · Property tax $968 · NJ Transit pass $255 · on a $550,000 median single-family home
Montclair$11,507 / monthMortgage $8,459 · Property tax $2,793 · NJ Transit pass $255 · on a $1,551,500 median single-family home

Each town uses its own median single-family sale price (GSMLS, 2025 closed sales) and 2025 effective tax rate. Mortgage is the monthly mortgage in the data: Principal & interest only; excludes taxes and insurance. Calculated at a 7.24% 30-year fixed rate, 20% down, 30-year term. Excludes insurance, utilities, maintenance and HOA fees. Change the numbers in the calculator.

Sources: GSMLS (As of 2025) · Freddie Mac PMMS (Updated October 2026) · NJ Division of Taxation (Updated January 2026) · NJ Transit (Updated July 2026)

Home prices

Median sale price, single-family

Elizabeth$550,000133 sales
Montclair$1,551,500246 sales

Median sale price, condo / townhouse

Elizabeth$307,00039 sales · fewer than 50 sales
Montclair$525,00069 sales

Monthly mortgage

Elizabeth$2,999 / month
Montclair$8,459 / month

Principal & interest only; excludes taxes and insurance. Based on the single-family median.

Source: GSMLS, 2025 closed sales

Property taxes

Average residential tax bill, 2025

Elizabeth$9,727 / year$613 below the NJ average
Montclair$22,489 / year$12,149 above the NJ average
NJ average$10,340 / yearState total, same series as the town bills

Bills compare better than raw tax rates, because towns assess homes at different shares of market value.

Sources: NJ Division of Taxation (Updated February 2026)

Schools

Meeting ELA standards

Elizabeth46.7% Below NJ average
Montclair69.8% Above NJ average
NJ state53.0%

Meeting math standards

Elizabeth28.4% Below NJ average
Montclair60.9% Above NJ average
NJ state42.0%

4-year graduation rate

Elizabeth88.4% Below NJ average
Montclair96.9% Above NJ average
NJ state91.8%

Chronic absenteeism

Elizabeth14.3% Below NJ average
Montclair8.1% Below NJ average
NJ state14.4%

Student:teacher ratio

Elizabeth13:1
Montclair11:1
NJ state12:1

DistrictsElizabeth: Elizabeth Public SchoolsMontclair: Montclair Public School DistrictDistrict-wide results for all students. The NJ state line is the statewide figure.

Sources: NJDOE (2024-25 school year, published May 2026)

Commute

NJ Transit adult monthly pass to NY Penn

Elizabeth$255 / month
Montclair$255 / month

Peak commute time

Elizabeth29 min
Montclair35 min

Sources: NJ Transit (Updated July 2026) · NJ Transit GTFS (via Mobility Database) (As of Scheduled service Wed 2026-11-18; rail feed service dates 2026-09-15 to 2027-03-13; downloaded 2026-11-01)

Full pages: Elizabeth · Montclair. Find a local expert if you want help weighing these two towns.