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Morris County, NJ
Buying and Selling a Home in Butler, NJ
Butler is a Main Street borough on Route 23 in northern Morris County, with rubber-mill history and quick access to I-287.
Butler at a glance
Butler grew up around the railroad and the rubber industry; the old railroad station on Main Street is now the Butler Museum. Route 23 is the main highway and County Route 511 runs through the borough, with I-287 just outside its limits. NJ Transit bus 194 connects to the Port Authority Bus Terminal. Butler runs its own PreK–12 district, and Bloomingdale sends its high school students to Butler High School. Butler is in the Highlands region.
What the housing is like in Butler
- Older single-family homes near Main Street.
- Multi-family and mixed-use buildings in the borough center.
- Single-family neighborhoods on the hillsides.
What buyers should check in Butler
- Older-home systems. Electrical, heating, roof and any oil tank history.
- Water and sewer type. Confirm for the specific property.
- Multi-family details. Verify legal unit count, leases and local rental requirements.
- Private wells. If the home has a well, New Jersey's Private Well Testing Act requires a water test before closing, and Morris County is one of the counties where uranium is added to the test.
- Septic systems. Order a separate septic inspection — a general home inspection doesn't cover it.
- Property taxes. Look at the actual tax bill for the house, not an average, and compare Butler's rate using the state's municipal tax data.
- Town certificates. New Jersey requires a smoke alarm, carbon monoxide alarm and fire extinguisher certificate at a change of occupancy; ask the town about any added resale inspections.
Selling a home in Butler
Butler appeals to buyers who want a walkable downtown and Route 23/I-287 access. Clean records and smart presentation help your home stand out.
Want to know what homes like yours in Butler have actually sold for? Get a free home valuation, or search homes for sale if you're buying.
A note on fair housing
I describe homes, land and places — not who lives where. For school information, I point you to official sources so you can decide for yourself.
Local questions
Butler real estate FAQs
Is there a train in Butler, NJ?
Not for passengers. The NYS&W line still carries freight, but passenger service ended in 1966. NJ Transit bus 194 runs to the Port Authority Bus Terminal.
Is Butler in the New Jersey Highlands?
Yes. The NJ Highlands Council lists Butler among the Morris County municipalities in the Highlands region. Rules differ between Preservation and Planning Areas, so check the specific parcel before planning additions, outbuildings or subdivision.
What school district serves Butler?
Butler Public Schools (PreK–12, including Butler High School).
What is the property tax rate in Butler?
Rates change every year and vary by municipality. Check the NJ Division of Taxation's general and effective tax rates, and always look at the actual tax bill for the home you're considering.
How much is my Butler home worth?
Online estimates struggle in North Jersey because lot size, water and sewer type, lake access and condition vary so much. A comparative market analysis using hand-picked recent sales is far more reliable — I'll prepare one for free.
Related guides
Helpful reading for Butler buyers and sellers
Top Reasons to Choose Kyle Kerwin for Multi-Family Home Buying and Selling
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Nearby
Related town guides
- Morris CountyKinnelonSmoke Rise, Fayson Lakes and wooded hillside homes near Route 23 and I-287.Explore Kinnelon
- Morris CountyRiverdaleSmall borough at the Route 23 / I-287 interchange on the Pequannock and Pompton rivers.Explore Riverdale
- Passaic CountyWest MilfordGreenwood Lake and dozens of lake communities across Passaic County's largest township.Explore West Milford
- County guideMorris CountyNorthern Morris towns I cover — Boonton, Montville, Kinnelon, Butler, Riverdale, Lincoln Park.Explore Morris County
More Morris County town guides
Sources and further reading
- Butler, New Jersey — Wikipedia (general reference)
- Morris County Highlands municipalities — NJ Highlands Council
- Statistical Information (general and effective tax rates) — NJ Division of Taxation
- Private Well Testing Act rule, N.J.A.C. 7:9E-2.1 — New Jersey Administrative Code
- FEMA Flood Map Service Center — FEMA
Buying, selling, or still figuring it out?
A short conversation with someone who knows these towns can save you months and money.