Which has lower property taxes, Saddle River or Upper Saddle River?

Saddle River has the lower average property tax bill: $20,339 against $20,432 in Upper Saddle River (2025).

Which has better schools, Saddle River or Upper Saddle River?

Saddle River students attend Northern Highlands Regional HS; Upper Saddle River students attend Northern Highlands Regional HS.

Saddle River

Upper Saddle River

By Slava Zborovsky · Updated October 22, 2026

Saddle River vs Upper Saddle River

Homes cost more in Saddle River: a typical value of $2.43M against $1.46M in Upper Saddle River, about 67% higher.

Saddle River has the lower average property tax bill: $20,339 against $20,432 in Upper Saddle River (2025).
Both towns send students to Northern Highlands Regional HS.
By train, Saddle River is the quicker commute to New York Penn (55 minutes at the fastest, against 62).
Values rose faster in Saddle River over the past year (13.3% against 6.5%).

Saddle River and Upper Saddle River, side by side

Saddle River

Upper Saddle River

Typical home value (Zillow): $2,432,000source$1,460,000source
Change in home value, past year: 13.3%6.5%
Average property tax bill (2025): $20,339source$20,432source
Effective tax rate (2025): 1.03%source1.75%source
High school: Northern Highlands Regional HSNorthern Highlands Regional HS
Best high school option, NJ rank (U.S. News): #35source#35source
Niche grade: A+sourceA+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: 16.518.3
Population: 3,3898,439
Land area (sq mi): 4.9165.253
Median household income: $212,143$250,000+
Owner-occupied homes: 84.1%91.1%
NJ seller transfer costs at the typical value: $75,542$29,741

Saddle River vs Upper Saddle River: home values, taxes, schools and commute
	Saddle River	Upper Saddle River
Typical home value (Zillow)	$2,432,000source	$1,460,000source
Change in home value, past year	13.3%	6.5%
Average property tax bill (2025)	$20,339source	$20,432source
Effective tax rate (2025)	1.03%source	1.75%source
High school	Northern Highlands Regional HS	Northern Highlands Regional HS
Best high school option, NJ rank (U.S. News)	#35source	#35source
Niche grade	A+source	A+source
Train to NY Penn (AM peak)	55-63 minutes from Waldwicksource	62-70 minutes from Ramseysource
Own train station	No	No
Road miles to the GW Bridge	16.5	18.3
Population	3,389	8,439
Land area (sq mi)	4.916	5.253
Median household income	$212,143	$250,000+
Owner-occupied homes	84.1%	91.1%
NJ seller transfer costs at the typical value	$75,542	$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

Saddle River

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

Full town guide

Upper Saddle River

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

Saddle River vs Upper Saddle River: questions

Is Saddle River or Upper Saddle River more expensive?: Homes cost more in Saddle River: a typical value of $2.43M against $1.46M in Upper Saddle River, about 67% higher.
Which has lower property taxes, Saddle River or Upper Saddle River?: Saddle River has the lower average property tax bill: $20,339 against $20,432 in Upper Saddle River (2025).
Which has better schools, Saddle River or Upper Saddle River?: Saddle River students attend Northern Highlands Regional HS; Upper Saddle River students attend Northern Highlands Regional HS.

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