Towaco, New Jersey.
. New York-Newark-Jersey City, NY-NJ-PA metro.
to buy the typical home at today's mortgage rate — +$1,729 (+134%) since Jan 2020.
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- New Jersey$3,019
- United States$1,922
Living in Towaco, Morris County, New Jersey
Towaco, in Morris County, had 5,624 people in the 2020 census. 93% of its homes are lived in by their owners and 7% are rented. Unemployment in Morris County was 3.9% in August 2026, and the county had 0.9% more jobs in 2025 than the year before. The most residents work in schools and health care, then professional services.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Towaco is a small community in Morris County where almost everyone owns the home they live in, and very few households fall below the poverty line. Most adults hold a four-year degree, and many residents work from home more than is typical. Winters are cold and snowy, with January the coldest month, while July is warm, and rain and melted snow add up to a fairly wet year.
Work. Residents work mainly in schools, hospitals and social care, followed by professional and business services, banks, insurance and property, and shops. Within Towaco itself, the largest workplaces include Sea Breeze Fruit Flavors, Givaudan Fragrances Corporation- Towaco and Uhlmann Packaging Systems. The commute to work is on the long side, and unemployment across Morris County has eased compared with a year earlier.
Things to do. For a day out, the Statue of Liberty, a tourist attraction, and Central Park, a large garden, are both a longer drive away. The Metropolitan Museum of Art, a museum, is also a longer drive away, and it is one of the best known in the country.
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- 2,052households
- 73%of adults have a degree
- 2%below the poverty line
- 36 mintypical commute
- 25%work from home
What residents work in
Employed residents by industry, from the Census survey. Morris County had 301,376 jobs in 2025, 0.9% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 38° and lows near 21°; warmest in July, with highs near 85° and lows near 64°. About 49 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Boonton Southeast weather station, 4 miles away (NOAA).
Largest workplaces in Towaco
- Sea Breeze Fruit FlavorsBeverage flavorings manufacturing85
- Uhlmann Packaging SystemsBottling machinery and equipment merchant wholesalers56
- Givaudan Fragrances Corporation- TowacoPerfumes manufacturing41
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 3 workplaces with 20 or more staff, 182 people in all. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- Inland floodingRelatively high
- Winter weatherRelatively high
- Strong windRelatively moderate
- Cold wavesRelatively moderate
- LightningRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Towaco’s census tracts, against the rest of the country; all of them together, relatively moderate. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Morris County and the New York-Newark-Jersey City, NY-NJ-PA metro.
Towaco home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
Not enough data to draw this yet.
Sellers are cutting prices on about 1 in 8 Towaco listings — the market is roughly in balance.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Towaco13.33%
- United States26.90%
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Towaco27
New listings per month
Sellers arriving at the market.
- Towaco10
Zip codes with a Towaco address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Towaco — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.