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Towns / New Jersey

Towaco, New Jersey

Towaco is an unincorporated community of about 5,600 people in Morris County, New Jersey, in the New York area. It has no city government of its own: local services come from the county, or in some states from the town or township. A typical home costs about 3.4 years of the typical household's income, compared with 4.1 across the U.S. The nearest metro area of about a million people or more, New York, is about 28 miles away as the crow flies.

Suburb of New York

Population
5,612
Census survey, 2020-24
Typical home, 2020-24
$701,300
Morris County prices up 26% since 2022
Household income
$205,636
U.S.: $80,734
Prices, New York area
112.6
U.S. average = 100
Emergency room
3 miles
Pompton Plains, NJ
To New York
28 mi
straight line

The book's checklist

  • Lower cost of livingEveryday prices run 12.6% above the U.S. average in the New York-Newark-Jersey City metro area.
  • More house for the moneyA typical home costs 3.4 years of the typical household's income here. Across the U.S. it's 4.1.
  • A safer neighborhoodThe FBI doesn't publish crime figures for unincorporated communities. Call the county sheriff's office (or the town or township police, where there is one) and ask what calls they get most.
  • Schools in town1 public school. No public high school in town: the nearest is Montville Township High School, about 2 miles away.
  • A hospital close byChilton Medical Center in Pompton Plains, about 3 miles away, has the nearest emergency room.
  • Within reach of a big cityNew York is about 28 miles away as the crow flies. The book suggests staying within about 60 miles if you'll miss big-city sports, concerts and theater.

A check means Towaco meets the rule of thumb from Frank and Dave's book. An empty box isn't a deal breaker: it's something to weigh for your family. A question mark means there isn't enough data.

What kind of town

A suburb, not a stand-alone small town

Towaco runs into the built-up area around New York (Census Bureau, 2020 urban areas). We include suburbs under 20,000 people because some still feel like small towns, but daily life here is closer to the suburbs than to the towns Frank and Dave's book describes. Weigh it against towns farther out.

The book sorts small towns into six types. These labels come only from the numbers; take the quiz to see which type fits your family.

For a lifetime

Homes and money

Typical home value, as owners valued them in 2020-2024
$701,300U.S.: $332,700
Home prices since then
Up 26%Morris County, 2022 to 2025
Typical household income
$205,636U.S.: $80,734
Homes owned by the people living in them
93%U.S.: 65%
Typical property tax bill
$10,000 or more a yearNew Jersey: $9,590
Homes built before 1940
10%U.S.: 12%
Homes built since 2010
2%U.S.: 11%
Vacation and seasonal homes
0%U.S.: 3%
Everyday prices
112.6U.S. average = 100 (the New York-Newark-Jersey City metro area)

Home values and rents are what households told the Census Bureau across 2020 to 2024, so they trail today's market: county prices have moved up 26% since 2022. Everyday prices are the government's average for the New York-Newark-Jersey City metro area, not Towaco alone. Check current listings before you budget.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; Federal Housing Finance Agency, House Price Index for counties (all transactions); U.S. Bureau of Economic Analysis, Regional Price Parities, 2024.

The people

Population, 2020-2024 Census survey
5,612The Census Bureau makes yearly estimates only for incorporated towns
Median age
47 yearsU.S.: 38.9
Age 65 and older
25%U.S.: 17%
Under 18
21%U.S.: 22%
Adults with a bachelor's degree or more
73%U.S.: 36%
Moved here from another county or state in the past year
3%U.S.: 6%

Sources: U.S. Census Bureau, Population Estimates (Vintage 2025); U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Work

Biggest lines of work
Schools, health care and social services (25%); professional and business services (21%); finance, insurance and real estate (16%)
Unemployment rate
2%U.S.: 5%
Average commute
36 minutesU.S.: 26 minutes
Work from home
25%U.S.: 15%
Below the poverty line
2%U.S.: 12%

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Health care

Nearest emergency room: Chilton Medical Center, Pompton Plains, NJ, about 3 miles away. It's a general hospital. Medicare gives it 5 of 5 stars.

Look up doctors, clinics and the hospitals themselves on Medicare's Care Compare. Ask where the most serious cases are sent.

Sources: Centers for Medicare & Medicaid Services, Hospital General Information.

Schools

1 public school in Towaco, run by Montville Township School District. The nearest public high school is Montville Township High School, about 2 miles away.

See each school on the federal school search, then check test scores and graduation rates on New Jersey's school report card.

Sources: National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal); National Center for Education Statistics, IPEDS institution directory, 2024.

Internet

Homes with cable, fiber or DSL internet
90%U.S.: 76%
Homes with any internet subscription
98%U.S.: 91%

Before you buy, look up the address on the FCC's National Broadband Map to see which providers serve it.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Weather

January average low
21°F
July average high
85°F
Days 90°F or hotter
16 a year
Nights at or below freezing
124 a year
Rain and melted snow
50.4 inches a year
Snow
24 inches a year
Elevation
263 feet

Weather stations: Boonton 1 SE (4 miles away) and Canoe Brook (13 miles away, rain and snow). Averages for 1991 to 2020.

Sources: NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020; U.S. Geological Survey, 3D Elevation Program.

Getting around

Straight-line miles. The road is always longer, and as the book says, an interstate at 70 is a different trip from a farm road at 45. Check the real drive: Chilton Medical Center, Paterson, New York.

Morris County is in a metro area of 1 million people or more (USDA rural-urban code 1, on a scale where 1 is the biggest metro areas and 9 the most rural counties).

For a day

2 places on the National Register of Historic Places.

National Park Service sites within about an hour:

  • Paterson Great Falls National Historical Park8 miles
  • Thomas Edison National Historical Park11 miles
  • Morristown National Historical Park11 miles
  • Appalachian National Scenic Trail18 miles
  • General Grant National Memorial21 miles

Read about Towaco's history on Wikipedia.

Know Towaco?

Tell us what a visitor shouldn't miss, and what living there is really like. Write to Main Street at mainstreet@smalltownguide.com. The best notes from people who know the town will be added here.

Nearby

Straight-line miles.

Small towns

Smaller places

  • Rainbow Lakes, NJ (unincorporated)1,375 people, 7 miles
  • Macopin, NJ (unincorporated)2,170 people, 7 miles
  • William Paterson University of New Jersey, NJ (unincorporated)1,133 people, 8 miles
  • Mount Tabor, NJ (unincorporated)1,184 people, 8 miles
  • Hibernia, NJ (unincorporated)115 people, 8 miles
  • Lake Telemark, NJ (unincorporated)1,506 people, 8 miles
  • Pleasantdale, NJ (unincorporated)2,145 people, 9 miles
  • Newfoundland, NJ (unincorporated)1,361 people, 10 miles

Sources

  1. U.S. Census Bureau, Population Estimates (Vintage 2025)
  2. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates
  3. Federal Housing Finance Agency, House Price Index for counties (all transactions)
  4. U.S. Bureau of Economic Analysis, Regional Price Parities, 2024
  5. FBI, Crime in the United States, Table 8 (offenses known to law enforcement by city)
  6. Centers for Medicare & Medicaid Services, Hospital General Information
  7. National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal)
  8. National Center for Education Statistics, IPEDS institution directory, 2024
  9. NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020
  10. U.S. Geological Survey, 3D Elevation Program
  11. National Park Service, National Register of Historic Places listings
  12. National Park Service, park unit boundaries
  13. USDA Economic Research Service, Rural-Urban Continuum Codes, 2023
  14. U.S. Census Bureau, 2025 Gazetteer files and 2020 urban areas

Census survey figures are estimates with a margin of error; we leave out any figure whose margin is too wide to be useful. Data last gathered October 5, 2026. See something wrong? Write to mainstreet@smalltownguide.com.