Which has lower property taxes, Franklin Lakes or Ho-Ho-Kus?

Ho-Ho-Kus has the lower average property tax bill: $19,834 against $20,718 in Franklin Lakes (2025).

Which has better schools, Franklin Lakes or Ho-Ho-Kus?

Ho-Ho-Kus has the higher-ranked high school option in U.S. News (#35 in New Jersey against #115 for Franklin Lakes).

Franklin Lakes

Ho-Ho-Kus

By Slava Zborovsky · Updated October 22, 2026

Franklin Lakes vs Ho-Ho-Kus

Homes cost more in Franklin Lakes: a typical value of $1.64M against $1.36M in Ho-Ho-Kus, about 21% higher.

Ho-Ho-Kus has the lower average property tax bill: $19,834 against $20,718 in Franklin Lakes (2025).
Ho-Ho-Kus has the higher-ranked high school option in U.S. News (#35 in New Jersey against #115 for Franklin Lakes).
By train, Ho-Ho-Kus is the quicker commute to New York Penn (51 minutes at the fastest, against 55).
Values rose faster in Franklin Lakes over the past year (12.7% against 12%).

Franklin Lakes and Ho-Ho-Kus, side by side

Franklin Lakes

Ho-Ho-Kus

Typical home value (Zillow): $1,643,000source$1,363,000source
Change in home value, past year: 12.7%12%
Average property tax bill (2025): $20,718source$19,834source
Effective tax rate (2025): 1.4%source1.706%source
High school: Ramapo HSNorthern Highlands Regional HS
Best high school option, NJ rank (U.S. News): #115source#35source
Niche grade: AsourceA+source
Train to NY Penn (AM peak): 55-63 minutes from Waldwicksource51-60 minutessource
Own train station: NoYes
Road miles to the GW Bridge: 18.514.2
Population: 11,0844,270
Land area (sq mi): 9.4141.739
Median household income: $235,795$250,000+
Owner-occupied homes: 88.9%92.5%
NJ seller transfer costs at the typical value: $33,785$27,597

Franklin Lakes vs Ho-Ho-Kus: home values, taxes, schools and commute
	Franklin Lakes	Ho-Ho-Kus
Typical home value (Zillow)	$1,643,000source	$1,363,000source
Change in home value, past year	12.7%	12%
Average property tax bill (2025)	$20,718source	$19,834source
Effective tax rate (2025)	1.4%source	1.706%source
High school	Ramapo HS	Northern Highlands Regional HS
Best high school option, NJ rank (U.S. News)	#115source	#35source
Niche grade	Asource	A+source
Train to NY Penn (AM peak)	55-63 minutes from Waldwicksource	51-60 minutessource
Own train station	No	Yes
Road miles to the GW Bridge	18.5	14.2
Population	11,084	4,270
Land area (sq mi)	9.414	1.739
Median household income	$235,795	$250,000+
Owner-occupied homes	88.9%	92.5%
NJ seller transfer costs at the typical value	$33,785	$27,597

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

Franklin Lakes

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

Full town guide

Ho-Ho-Kus

A small borough with a walkable center and a station on the Main Line. Slava's office is here.

Franklin Lakes vs Ho-Ho-Kus: questions

Is Franklin Lakes or Ho-Ho-Kus more expensive?: Homes cost more in Franklin Lakes: a typical value of $1.64M against $1.36M in Ho-Ho-Kus, about 21% higher.
Which has lower property taxes, Franklin Lakes or Ho-Ho-Kus?: Ho-Ho-Kus has the lower average property tax bill: $19,834 against $20,718 in Franklin Lakes (2025).
Which has better schools, Franklin Lakes or Ho-Ho-Kus?: Ho-Ho-Kus has the higher-ranked high school option in U.S. News (#35 in New Jersey against #115 for Franklin Lakes).

Selling in Franklin Lakes or Ho-Ho-Kus?

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