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Homes in Allendale, NJ

Allendale

Homes in Franklin Lakes, NJ

Franklin Lakes

By Slava Zborovsky · Updated

Allendale vs Franklin Lakes

Homes cost more in Franklin Lakes: a typical value of $1.64M against $1.13M in Allendale, about 46% higher.

  • Allendale has the lower average property tax bill: $17,912 against $20,718 in Franklin Lakes (2025).
  • Allendale has the higher-ranked high school option in U.S. News (#35 in New Jersey against #115 for Franklin Lakes).
  • By train, Franklin Lakes is the quicker commute to New York Penn (55 minutes at the fastest, against 58).
  • Values rose faster in Franklin Lakes over the past year (12.7% against 8.5%).

Allendale and Franklin Lakes, side by side

Allendale

Franklin Lakes

Typical home value (Zillow)
$1,126,000source$1,643,000source
Change in home value, past year
8.5%12.7%
Average property tax bill (2025)
$17,912source$20,718source
Effective tax rate (2025)
1.971%source1.4%source
High school
Northern Highlands Regional HSRamapo HS
Best high school option, NJ rank (U.S. News)
#35source#115source
Niche grade
A+sourceAsource
Train to NY Penn (AM peak)
58-66 minutessource55-63 minutes from Waldwicksource
Own train station
YesNo
Road miles to the GW Bridge
17.718.5
Population
6,86511,084
Land area (sq mi)
3.0979.414
Median household income
$160,162$235,795
Owner-occupied homes
81.4%88.9%
NJ seller transfer costs at the typical value
$22,360$33,785

Bold marks the lower cost, higher-ranked school or shorter trip. Sources: Zillow Home Value Index (2026-08-31); NJ Treasury 2025 tax rates and average residential bills; U.S. News and Niche school rankings; NJ Transit timetables; U.S. Census ACS 2020-2024. Road miles calculated.

Full town guide

Allendale

A quiet Main Line borough that shares Northern Highlands with Saddle River and Ho-Ho-Kus.

Full town guide

Franklin Lakes

Large lots, lakes and some of the biggest custom homes in Bergen County.

Allendale vs Franklin Lakes: questions

Is Allendale or Franklin Lakes more expensive?
Homes cost more in Franklin Lakes: a typical value of $1.64M against $1.13M in Allendale, about 46% higher.
Which has lower property taxes, Allendale or Franklin Lakes?
Allendale has the lower average property tax bill: $17,912 against $20,718 in Franklin Lakes (2025).
Which has better schools, Allendale or Franklin Lakes?
Allendale has the higher-ranked high school option in U.S. News (#35 in New Jersey against #115 for Franklin Lakes).

Selling in Allendale or Franklin Lakes?

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