Which has lower property taxes, Franklin Lakes or Wyckoff?

Wyckoff has the lower average property tax bill: $16,425 against $20,718 in Franklin Lakes (2025).

Which has better schools, Franklin Lakes or Wyckoff?

Franklin Lakes students attend Ramapo HS; Wyckoff students attend Ramapo HS.

Franklin Lakes

Wyckoff

By Slava Zborovsky · Updated October 22, 2026

Franklin Lakes vs Wyckoff

Homes cost more in Franklin Lakes: a typical value of $1.64M against $1.17M in Wyckoff, about 40% higher.

Wyckoff has the lower average property tax bill: $16,425 against $20,718 in Franklin Lakes (2025).
Both towns send students to Ramapo HS.
Values rose faster in Franklin Lakes over the past year (12.7% against 10.5%).

Franklin Lakes and Wyckoff, side by side

Franklin Lakes

Wyckoff

Typical home value (Zillow): $1,643,000source$1,174,000source
Change in home value, past year: 12.7%10.5%
Average property tax bill (2025): $20,718source$16,425source
Effective tax rate (2025): 1.4%source1.708%source
High school: Ramapo HSRamapo HS
Best high school option, NJ rank (U.S. News): #115source#115source
Niche grade: AsourceAsource
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: 18.517.5
Population: 11,08417,050
Land area (sq mi): 9.4146.591
Median household income: $235,795$203,988
Owner-occupied homes: 88.9%92.7%
NJ seller transfer costs at the typical value: $33,785$23,420

Franklin Lakes vs Wyckoff: home values, taxes, schools and commute
	Franklin Lakes	Wyckoff
Typical home value (Zillow)	$1,643,000source	$1,174,000source
Change in home value, past year	12.7%	10.5%
Average property tax bill (2025)	$20,718source	$16,425source
Effective tax rate (2025)	1.4%source	1.708%source
High school	Ramapo HS	Ramapo HS
Best high school option, NJ rank (U.S. News)	#115source	#115source
Niche grade	Asource	Asource
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	17.5
Population	11,084	17,050
Land area (sq mi)	9.414	6.591
Median household income	$235,795	$203,988
Owner-occupied homes	88.9%	92.7%
NJ seller transfer costs at the typical value	$33,785	$23,420

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

Wyckoff

Family streets, a small-town center and the Ramapo Indian Hills high schools.

Franklin Lakes vs Wyckoff: questions

Is Franklin Lakes or Wyckoff more expensive?: Homes cost more in Franklin Lakes: a typical value of $1.64M against $1.17M in Wyckoff, about 40% higher.
Which has lower property taxes, Franklin Lakes or Wyckoff?: Wyckoff has the lower average property tax bill: $16,425 against $20,718 in Franklin Lakes (2025).
Which has better schools, Franklin Lakes or Wyckoff?: Franklin Lakes students attend Ramapo HS; Wyckoff students attend Ramapo HS.

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