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Homes in Franklin Lakes, NJ

Franklin Lakes

Homes in Upper Saddle River, NJ

Upper Saddle River

By Slava Zborovsky · Updated

Franklin Lakes vs Upper Saddle River

Homes cost more in Franklin Lakes: a typical value of $1.64M against $1.46M in Upper Saddle River, about 13% higher.

  • Upper Saddle River has the lower average property tax bill: $20,432 against $20,718 in Franklin Lakes (2025).
  • Upper Saddle River has the higher-ranked high school option in U.S. News (#35 in New Jersey against #115 for Franklin Lakes).
  • By train, Franklin Lakes is the quicker commute to New York Penn (55 minutes at the fastest, against 62).
  • Values rose faster in Franklin Lakes over the past year (12.7% against 6.5%).

Franklin Lakes and Upper Saddle River, side by side

Franklin Lakes

Upper Saddle River

Typical home value (Zillow)
$1,643,000source$1,460,000source
Change in home value, past year
12.7%6.5%
Average property tax bill (2025)
$20,718source$20,432source
Effective tax rate (2025)
1.4%source1.75%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 Waldwicksource62-70 minutes from Ramseysource
Own train station
NoNo
Road miles to the GW Bridge
18.518.3
Population
11,0848,439
Land area (sq mi)
9.4145.253
Median household income
$235,795$250,000+
Owner-occupied homes
88.9%91.1%
NJ seller transfer costs at the typical value
$33,785$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

Franklin Lakes

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

Full town guide

Upper Saddle River

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

Franklin Lakes vs Upper Saddle River: questions

Is Franklin Lakes or Upper Saddle River more expensive?
Homes cost more in Franklin Lakes: a typical value of $1.64M against $1.46M in Upper Saddle River, about 13% higher.
Which has lower property taxes, Franklin Lakes or Upper Saddle River?
Upper Saddle River has the lower average property tax bill: $20,432 against $20,718 in Franklin Lakes (2025).
Which has better schools, Franklin Lakes or Upper Saddle River?
Upper Saddle River 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 Upper Saddle River?

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