Which has lower property taxes, Allendale or Saddle River?

Allendale has the lower average property tax bill: $17,912 against $20,339 in Saddle River (2025).

Which has better schools, Allendale or Saddle River?

Allendale students attend Northern Highlands Regional HS; Saddle River students attend Northern Highlands Regional HS.

Allendale

Saddle River

By Slava Zborovsky · Updated October 22, 2026

Allendale vs Saddle River

Homes cost more in Saddle River: a typical value of $2.43M against $1.13M in Allendale, about 116% higher.

Allendale has the lower average property tax bill: $17,912 against $20,339 in Saddle River (2025).
Both towns send students to Northern Highlands Regional HS.
By train, Saddle River is the quicker commute to New York Penn (55 minutes at the fastest, against 58).
Values rose faster in Saddle River over the past year (13.3% against 8.5%).

Allendale and Saddle River, side by side

Allendale

Saddle River

Typical home value (Zillow): $1,126,000source$2,432,000source
Change in home value, past year: 8.5%13.3%
Average property tax bill (2025): $17,912source$20,339source
Effective tax rate (2025): 1.971%source1.03%source
High school: Northern Highlands Regional HSNorthern Highlands Regional HS
Best high school option, NJ rank (U.S. News): #35source#35source
Niche grade: A+sourceA+source
Train to NY Penn (AM peak): 58-66 minutessource55-63 minutes from Waldwicksource
Own train station: YesNo
Road miles to the GW Bridge: 17.716.5
Population: 6,8653,389
Land area (sq mi): 3.0974.916
Median household income: $160,162$212,143
Owner-occupied homes: 81.4%84.1%
NJ seller transfer costs at the typical value: $22,360$75,542

Allendale vs Saddle River: home values, taxes, schools and commute
	Allendale	Saddle River
Typical home value (Zillow)	$1,126,000source	$2,432,000source
Change in home value, past year	8.5%	13.3%
Average property tax bill (2025)	$17,912source	$20,339source
Effective tax rate (2025)	1.971%source	1.03%source
High school	Northern Highlands Regional HS	Northern Highlands Regional HS
Best high school option, NJ rank (U.S. News)	#35source	#35source
Niche grade	A+source	A+source
Train to NY Penn (AM peak)	58-66 minutessource	55-63 minutes from Waldwicksource
Own train station	Yes	No
Road miles to the GW Bridge	17.7	16.5
Population	6,865	3,389
Land area (sq mi)	3.097	4.916
Median household income	$160,162	$212,143
Owner-occupied homes	81.4%	84.1%
NJ seller transfer costs at the typical value	$22,360	$75,542

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

Saddle River

Estate properties on generous acreage, and some of the most private addresses in New Jersey.

Allendale vs Saddle River: questions

Is Allendale or Saddle River more expensive?: Homes cost more in Saddle River: a typical value of $2.43M against $1.13M in Allendale, about 116% higher.
Which has lower property taxes, Allendale or Saddle River?: Allendale has the lower average property tax bill: $17,912 against $20,339 in Saddle River (2025).
Which has better schools, Allendale or Saddle River?: Allendale students attend Northern Highlands Regional HS; Saddle River students attend Northern Highlands Regional HS.

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