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Homes in Alpine, NJ

Alpine

Homes in Franklin Lakes, NJ

Franklin Lakes

By Slava Zborovsky · Updated

Alpine vs Franklin Lakes

Homes cost more in Alpine: a typical value of $3.26M against $1.64M in Franklin Lakes, about 99% higher.

  • Franklin Lakes has the lower average property tax bill: $20,718 against $23,291 in Alpine (2025).
  • Alpine has the higher-ranked high school option in U.S. News (#23 in New Jersey against #115 for Franklin Lakes).
  • Alpine has no rail service to New York; commuters there drive or take the bus.
  • Values rose faster in Alpine over the past year (13.4% against 12.7%).

Alpine and Franklin Lakes, side by side

Alpine

Franklin Lakes

Typical home value (Zillow)
$3,262,000source$1,643,000source
Change in home value, past year
13.4%12.7%
Average property tax bill (2025)
$23,291source$20,718source
Effective tax rate (2025)
0.794%source1.4%source
High school
Tenafly HSRamapo HS
Best high school option, NJ rank (U.S. News)
#23source#115source
Niche grade
A+sourceAsource
Train to NY Penn (AM peak)
No railsource55-63 minutes from Waldwicksource
Own train station
NoNo
Road miles to the GW Bridge
7.718.5
Population
1,58811,084
Land area (sq mi)
6.4019.414
Median household income
$246,944$235,795
Owner-occupied homes
92.7%88.9%
NJ seller transfer costs at the typical value
$134,805$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

Alpine

Gated estates above the Palisades, minutes from the George Washington Bridge.

Full town guide

Franklin Lakes

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

Alpine vs Franklin Lakes: questions

Is Alpine or Franklin Lakes more expensive?
Homes cost more in Alpine: a typical value of $3.26M against $1.64M in Franklin Lakes, about 99% higher.
Which has lower property taxes, Alpine or Franklin Lakes?
Franklin Lakes has the lower average property tax bill: $20,718 against $23,291 in Alpine (2025).
Which has better schools, Alpine or Franklin Lakes?
Alpine has the higher-ranked high school option in U.S. News (#23 in New Jersey against #115 for Franklin Lakes).

Selling in Alpine or Franklin Lakes?

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