Butler · Morris County

Real Estate & Housing

Explore Butler's housing market, residential neighborhoods, condos and townhomes, property taxes, reassessment program, zoning, sale and rental requirements, schools, commuting and practical resources for buyers, sellers, landlords and renters.

Butler combines older homes near Main Street with postwar neighborhoods, townhouses, apartments and newer infill. Its compact size puts most homes within a short drive of Route 23 shopping, borough schools, recreation and nearby employment centers.

Housing GuideCurrent market snapshot
Housing types
Taxes & reassessment
Buyer checklist
Sale CCO requirements
Rental CCO
Zoning & permits
Schools
Commuting
Advertising

Back to Butler Business & Shopping Food & Drink Real Estate Visiting & Lodging Classifieds Jobs

Butler Housing Market Snapshot

Butler is a relatively small municipality, so market statistics can move sharply from month to month. The figures below are dated and labeled by source rather than blended into one number.

$564,374Typical Home ValueZillow Home Value Index · July 31, 2026

+4.4%1-Year Value ChangeZillow · through July 31, 2026

$619,663Median Sale PriceRedfin · 3 months ending June 2026

18 daysMedian Days on MarketRedfin · 3 months ending June 2026

$525,000Median Listing PriceRealtor.com · June 2026

$2,300/moMedian Asking RentRealtor.com · June 2026; rental inventory was limited

Market sources use different methodologies and geographic definitions. These figures are useful for broad context but do not establish the value of any individual property. Verify current comparable sales, taxes and condition before making a purchase or sale decision.

What Housing Looks Like in Butler

Older In-Town HomesNeighborhoods around Main Street, Carey Avenue, Boonton Avenue and the historic core include older single-family and two-family homes on relatively compact lots.

Postwar Residential AreasMuch of Butler is made up of established single-family neighborhoods developed after the borough's early industrial period.

Townhouses & CondominiumsButler includes townhouse and condominium communities that provide lower-maintenance alternatives to detached homes.

Apartments & RentalsThe zoning code includes multi-family residential districts, though available rentals can be limited at any given time.

Senior HousingThe borough zoning code includes a Senior Citizen Housing district near Ace Road and Whitteck Street.

Compact Borough LivingButler is only a little over two square miles, so schools, Main Street, recreation and Route 23 services are generally close by automobile.

Property Taxes & Assessment

Butler's Tax Office at One Ace Road handles property-tax billing and collection. The Borough's Tax Assessor maintains assessments and related property information.

Tax Collector

1 Ace Road
Butler, NJ 07405
973-838-7207

Property taxes are billed quarterly, with standard due dates of February 1, May 1, August 1 and November 1.

Butler Tax Office

Tax Assessor

Christopher Lauver
1 Ace Road
973-838-7200 ext. 218

Assessment records, ownership information and tax-map resources should be reviewed as part of property due diligence.

Tax Assessment Information

Tax Maps

The Borough provides Butler tax maps and a zoning map through its online Form Center.

Maps & Property Forms

Ongoing reassessment program: Butler's reassessment program is intended to keep assessments aligned with changing market conditions. Under the program, approximately 20% of borough properties are inspected each year. Owners and buyers should use the newest assessment available rather than relying on an older tax record.

Buying a Home in Butler

Verify the MunicipalityThe 07405 ZIP code also appears in addresses associated with neighboring areas. Confirm that the property is actually in Butler Borough before relying on taxes, schools or municipal services.

Review Assessment & TaxesCheck the current assessment, latest tax bill and any reassessment information rather than estimating future taxes from the listing price alone.

Check Permit HistoryFor additions, decks, finished basements, pools and other improvements, verify that required permits and approvals are on file.

Review the SurveyConfirm lot lines, easements, setbacks, fences, driveways and accessory structures—especially on older or compact lots.

Understand ZoningButler has several residential zoning districts with different permitted housing types, densities and requirements.

Consider Flood & Drainage ConditionsProperties near waterways, low areas or steep terrain deserve additional drainage, flood-map and insurance review.

Confirm School AssignmentVerify the municipality and current school-district information before making a purchase decision based on school access.

Plan the CommuteRoute 23 provides the major road connection, while NJ TRANSIT bus service expands commuting options toward Willowbrook and regional transfer points.

Selling a Home: Residential CCO Required

Butler requires a Continued Certificate of Occupancy when a residential property is sold.

The Borough's current Residential CCO requirements call for the property, structures and yard areas to comply with the Property Maintenance Ordinance before the certificate can be issued. Sellers should apply early enough to address any deficiencies before closing.

House NumberThe current checklist requires a clearly visible contrasting house number of the specified minimum size.

Pools & Hot TubsRequired fencing, gates and applicable zoning/construction permits must be in order.

Open PermitsUnresolved building or zoning permits can delay issuance of the CCO.

Property MaintenanceExterior structures and yard conditions are part of the continued-occupancy review.

Residential CCO Requirements Zoning Department

Rentals & Landlords

Butler also requires a Continued Certificate of Occupancy for rental properties. The rental application addresses dwelling-unit information and compliance items such as working smoke alarms, carbon-monoxide alarms and fire extinguishers.

Rental CCOLandlords should complete the current Borough rental CCO process before tenant occupancy when required.

Safety EquipmentSmoke alarms, carbon-monoxide alarms and fire extinguishers are part of the Borough's rental compliance process.

Limited InventoryCurrent market data shows relatively few rental listings at one time, so advertised rents can move quickly.

Verify the UnitProspective tenants should confirm that an apartment or dwelling unit is legally established and properly approved for occupancy.

Rental & Zoning Forms

Zoning & Home Improvements

Butler's Zoning Department provides online permit applications and land-use schedules. Homeowners should determine whether a project requires a zoning permit, building permit or both before work begins.

Zoning E-PermitsButler accepts online zoning-permit applications and residential CCO applications.

Residential DistrictsThe Borough code provides for several single-family, two-family, multifamily, townhouse and senior-housing districts.

Building PermitsConstruction permit functions are currently handled through Bloomingdale Borough under shared services, while Butler continues to administer zoning.

Home-Based BusinessesThe Borough provides a specific application and guidelines for home-based businesses.

Butler Zoning Department Forms, Maps & CCO Applications

Schools & Residential Location

Butler Public Schools operates three schools within the borough, allowing students to remain in the local district from elementary school through high school.

Aaron Decker Elementary School

98 Decker Road
Butler, NJ 07405
973-492-2037

Elementary school serving PreK through grade 4.

Richard Butler Middle School

30 Pearl Place
Butler, NJ 07405
973-492-2079

Middle school serving grades 5 through 8.

Butler High School

38 Bartholdi Avenue
Butler, NJ 07405
973-492-2000

Public high school serving grades 9 through 12.

Butler Public Schools

Always confirm the municipality and current district information before purchasing a home based on school eligibility.

Housing Variety & Affordable Housing Context

Butler's zoning code intentionally provides several residential forms—from lower-density single-family districts through two-family, apartment, townhouse and senior-housing districts. The borough is largely developed, which limits the amount of land available for major new residential construction.

Single-Family DistrictsMultiple residential zones accommodate detached homes at different lot sizes and densities.

Two-Family HousingHigher-density residential areas allow two-family housing in portions of the borough.

Apartments & TownhousesDedicated multifamily and townhouse districts provide alternatives to detached houses.

Senior HousingA senior-citizen housing district near Ace Road and Whitteck Street was created to support age- and income-qualified housing.

Affordable-housing obligations and municipal planning requirements can change through state law, court decisions and local planning actions. Prospective buyers or applicants should use current Borough and state resources rather than relying on older housing-plan documents.

Utilities & Ownership Costs

Butler is unusual among New Jersey municipalities because it operates its own electric utility along with municipal water and sewer services. Buyers should factor utility structure, property taxes, insurance, maintenance and any association fees into total housing cost.

Butler Power & LightMunicipal electric service is a distinctive part of living in Butler and surrounding portions of the utility service area.

Water & SewerThe Borough operates municipal water and sewer systems and provides service applications and billing information online.

HOA / Condo FeesTownhouse and condominium buyers should review association budgets, reserves, assessments, insurance responsibilities and rules.

Older-Home MaintenanceFor older properties, buyers should pay particular attention to roofs, foundations, electrical systems, plumbing, heating and prior renovations.

Commuting & Everyday Convenience

Route 23The borough's major highway connects residents toward Wayne, Willowbrook, Pequannock-area communities and northern New Jersey.

NJ TRANSIT BusRoute 194 serves Butler via Willowbrook, providing a public-transit connection toward regional transfer points and New York-bound travel.

Main StreetHomes near the center of town have convenient access to small businesses, restaurants, borough services and the Butler Museum.

Nearby Employment CentersParsippany, Wayne, Fairfield, Montville, Pequannock and other regional employment corridors are reachable by road.

Real Estate Advertising Opportunities

Real-estate professionals, property advertisers and home-service businesses can reach people researching Butler through paid NJTGO placements.

Featured PropertyShowcase a home, condominium, townhouse, rental or land listing with photos, price, property details and a direct listing link.

Agent or BrokerageAdd a website link, profile, specialties, service area and expanded contact information.

Home-Service SpotlightPromote inspection, mortgage, legal, moving, remodeling, landscaping, roofing, cleaning or other services used by homeowners.

New Development / Rental PromotionHighlight qualifying apartment, townhouse, senior-housing or redevelopment opportunities.

View Advertising Information Contact NJTGO

Nearby Communities

Bloomingdale

KinnelonNeighboring Morris County borough with a substantially different housing pattern and tax base.

Riverdale

Pompton Plains / PequannockNearby residential communities east of Butler along the Route 23 corridor.

West MilfordPassaic County community with a more rural and lake-oriented housing market.

Promote a Butler Property or Real Estate Service

Reach buyers, sellers, renters and homeowners researching Butler on NJTGO.com.

View Advertising Information