Which has lower property taxes, Allendale or Upper Saddle River?

Allendale has the lower average property tax bill: $17,912 against $20,432 in Upper Saddle River (2025).

Which has better schools, Allendale or Upper Saddle River?

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

Allendale

Upper Saddle River

By Slava Zborovsky · Updated October 22, 2026

Allendale vs Upper Saddle River

Homes cost more in Upper Saddle River: a typical value of $1.46M against $1.13M in Allendale, about 30% higher.

Allendale has the lower average property tax bill: $17,912 against $20,432 in Upper Saddle River (2025).
Both towns send students to Northern Highlands Regional HS.
By train, Allendale is the quicker commute to New York Penn (58 minutes at the fastest, against 62).
Values rose faster in Allendale over the past year (8.5% against 6.5%).

Allendale and Upper Saddle River, side by side

Allendale

Upper Saddle River

Typical home value (Zillow): $1,126,000source$1,460,000source
Change in home value, past year: 8.5%6.5%
Average property tax bill (2025): $17,912source$20,432source
Effective tax rate (2025): 1.971%source1.75%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 minutessource62-70 minutes from Ramseysource
Own train station: YesNo
Road miles to the GW Bridge: 17.718.3
Population: 6,8658,439
Land area (sq mi): 3.0975.253
Median household income: $160,162$250,000+
Owner-occupied homes: 81.4%91.1%
NJ seller transfer costs at the typical value: $22,360$29,741

Allendale vs Upper Saddle River: home values, taxes, schools and commute
	Allendale	Upper Saddle River
Typical home value (Zillow)	$1,126,000source	$1,460,000source
Change in home value, past year	8.5%	6.5%
Average property tax bill (2025)	$17,912source	$20,432source
Effective tax rate (2025)	1.971%source	1.75%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	62-70 minutes from Ramseysource
Own train station	Yes	No
Road miles to the GW Bridge	17.7	18.3
Population	6,865	8,439
Land area (sq mi)	3.097	5.253
Median household income	$160,162	$250,000+
Owner-occupied homes	81.4%	91.1%
NJ seller transfer costs at the typical value	$22,360	$29,741

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

Upper Saddle River

Custom and new-construction homes on wooded lots, next to the Saddle River corridor.

Allendale vs Upper Saddle River: questions

Is Allendale or Upper Saddle River more expensive?: Homes cost more in Upper Saddle River: a typical value of $1.46M against $1.13M in Allendale, about 30% higher.
Which has lower property taxes, Allendale or Upper Saddle River?: Allendale has the lower average property tax bill: $17,912 against $20,432 in Upper Saddle River (2025).
Which has better schools, Allendale or Upper Saddle River?: Allendale students attend Northern Highlands Regional HS; Upper Saddle River students attend Northern Highlands Regional HS.

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