Why Mountainside, NJ?
Mountainside is Union County's quietest borough — a residential-only community of under 7,000 with no commercial district, bordering the Watchung Reservation. It's the kind of place where you drive through without knowing it exists, which is exactly what residents prefer. Deerfield School (K-8) is well-regarded, feeding into Governor Livingston High School in Berkeley Heights. At $735K, it offers privacy, space, and mountain-adjacent living at a discount to neighboring Westfield.
Mountainside Real Estate Market in 2026
Mountainside homes sell in 28 days at a $735K median. The market is almost exclusively single-family homes on generous lots. No commercial zoning means no apartment buildings or mixed-use developments. The Watchung Reservation border properties with wooded views command the highest premiums.
Best Neighborhoods in Mountainside
2 distinct neighborhoods, each with its own character and price range
Watchung Reservation Border
$800,000 to $1,200,000Properties backing up to the 2,065-acre Watchung Reservation. Wooded lots with elevation and privacy. The premium section.
Central Mountainside
$650,000 to $850,000Established colonials and split-levels on tree-lined streets. Near Deerfield School. Quiet residential character.
Commuting from Mountainside to NYC
Source: NJ Transit schedules, June 2026. Peak hour commute times.
Walkability and Livability in Mountainside
How easy is it to live car-free or car-light in Mountainside?
Mountainside Schools and Ratings
Mountainside has one school — Deerfield School (K-8) — which feeds into Governor Livingston High School in Berkeley Heights. Small school community with strong parent involvement. GL is ranked in NJ's top 30.
Source: NCES CCD 2023 to 2024, NJDOE NJSLA 2024 to 2025
Beechwood School
Deerfield Elementary School
Mountainside vs Neighboring Towns: Cost Comparison
| City | Median Price | Tax Rate | Annual Tax | NYC Commute |
|---|---|---|---|---|
| Mountainside | $735,000 | 2.05% | $13,467 | 48 min |
| Westfield | $1,400,000 | 2.18% | $17,890 | 48 min |
| Berkeley Heights | $780,000 | 2.47% | $14,237 | 52 min |
Where to Eat in Mountainside
No Commercial District
Mountainside has no restaurants within borough limits. Residents dine in neighboring Westfield (3 miles), Summit (4 miles), or along Route 22 in Springfield. This is by design — the borough is purely residential.
Parks and Recreation in Mountainside
Watchung Reservation
2,065-acre Union County park at Mountainside's northern border. Hiking trails, Surprise Lake, Deserted Village, Trailside Nature Center. Mountainside's defining natural asset.
Deerfield School Fields
School athletic fields used for community recreation.
New Development and Growth in Mountainside
History of Mountainside, NJ
Incorporated in 1895 as a borough from portions of Westfield.
One of the few municipalities in NJ with no commercial zoning — entirely residential by design.
The Hetfield House (c. 1760) is the borough's historic landmark, now operated by the Mountainside Historic Committee.
Safety in Mountainside
Mountainside is one of the safest communities in Union County. The small population, residential-only character, and Watchung Reservation buffer create an exceptionally safe environment.
Notable Residents
Annual Events and Festivals
Recently Sold Homes in Mountainside, NJ
Public record data from NJ Division of Taxation SR1A filings.
| Address | Sale Price | Date |
|---|---|---|
| 1098 SUNNY SLOPE DRIVE | $775,000 | 260508 |
| 373 UPLAND ROAD | $945,600 | 260424 |
| 226 OAK TREE ROAD | $675,000 | 260415 |
| 1605 JUSTIN PLACE | $1,200,000 | 260325 |
| 272 OLD TOTE ROAD | $790,000 | 260318 |
| 1113 MOUNTAIN AVENUE | $500,000 | 260302 |
| 355 ACKERMAN AVENUE | $685,000 | 260226 |
| 295 CHATTIN COURT | $750,000 | 260217 |
| 1104 SYLVAN LANE | $856,000 | 260212 |
| 367 GREENBRIER COURT | $920,000 | 260123 |
| 1256 POPLAR AVENUE | $965,000 | 260114 |
| 1124 SPRINGFIELD AVENUE | $235,000 | 251230 |
Source: NJ Division of Taxation, SR1A 2024-2026.
Frequently Asked Questions About Mountainside, NJ
What is the median home price in Mountainside, NJ?
The median home price is $735,000 as of 2026, with 4.8% year-over-year appreciation. Average $310/sqft, selling in 28 days.
How long is the commute from Mountainside to NYC?
48 minutes via NJ Transit from on the Bus/drive to Westfield or Summit. Transfer required.
What are property taxes in Mountainside, NJ?
Tax rate is 2.05%. Average homeowner pays $13,467/year. At the median price of $735,000, expect about $15,067/year.
What are the best neighborhoods in Mountainside?
Watchung Reservation Border ($800,000 to $1,200,000). Central Mountainside ($650,000 to $850,000). See the full guide above for all 2 neighborhoods.
Is Mountainside safe?
Mountainside is one of the safest communities in Union County. The small population, residential-only character, and Watchung Reservation buffer create an exceptionally safe environment.
How walkable is Mountainside, NJ?
Walk Score of 15, rated "Car-Dependent." Median income $148,000, median age 46.3. 6% renter-occupied.
Ready to Find Your Home in Mountainside?
Talk to a Premier Homes agent who knows Mountainside inside and out. We have been serving this community for over 30 years.