Which has lower property taxes, Franklin Lakes or Saddle River?

Saddle River has the lower average property tax bill: $20,339 against $20,718 in Franklin Lakes (2025).

Which has better schools, Franklin Lakes or Saddle River?

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

Franklin Lakes

Saddle River

By Slava Zborovsky · Updated October 22, 2026

Franklin Lakes vs Saddle River

Homes cost more in Saddle River: a typical value of $2.43M against $1.64M in Franklin Lakes, about 48% higher.

Saddle River has the lower average property tax bill: $20,339 against $20,718 in Franklin Lakes (2025).
Saddle River has the higher-ranked high school option in U.S. News (#35 in New Jersey against #115 for Franklin Lakes).
Values rose faster in Saddle River over the past year (13.3% against 12.7%).

Franklin Lakes and Saddle River, side by side

Franklin Lakes

Saddle River

Typical home value (Zillow): $1,643,000source$2,432,000source
Change in home value, past year: 12.7%13.3%
Average property tax bill (2025): $20,718source$20,339source
Effective tax rate (2025): 1.4%source1.03%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 Waldwicksource55-63 minutes from Waldwicksource
Own train station: NoNo
Road miles to the GW Bridge: 18.516.5
Population: 11,0843,389
Land area (sq mi): 9.4144.916
Median household income: $235,795$212,143
Owner-occupied homes: 88.9%84.1%
NJ seller transfer costs at the typical value: $33,785$75,542

Franklin Lakes vs Saddle River: home values, taxes, schools and commute
	Franklin Lakes	Saddle River
Typical home value (Zillow)	$1,643,000source	$2,432,000source
Change in home value, past year	12.7%	13.3%
Average property tax bill (2025)	$20,718source	$20,339source
Effective tax rate (2025)	1.4%source	1.03%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	55-63 minutes from Waldwicksource
Own train station	No	No
Road miles to the GW Bridge	18.5	16.5
Population	11,084	3,389
Land area (sq mi)	9.414	4.916
Median household income	$235,795	$212,143
Owner-occupied homes	88.9%	84.1%
NJ seller transfer costs at the typical value	$33,785	$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

Franklin Lakes

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

Full town guide

Saddle River

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

Franklin Lakes vs Saddle River: questions

Is Franklin Lakes or Saddle River more expensive?: Homes cost more in Saddle River: a typical value of $2.43M against $1.64M in Franklin Lakes, about 48% higher.
Which has lower property taxes, Franklin Lakes or Saddle River?: Saddle River has the lower average property tax bill: $20,339 against $20,718 in Franklin Lakes (2025).
Which has better schools, Franklin Lakes or Saddle River?: Saddle River has the higher-ranked high school option in U.S. News (#35 in New Jersey against #115 for Franklin Lakes).

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