Choosing between Essex County and Bergen County is one of the biggest decisions facing North Jersey homebuyers in 2025. Both counties offer excellent schools, NYC access, and diverse communities—but they deliver these benefits in very different ways and at very different price points.
With Essex County home prices averaging $590,000-$750,000 compared to Bergen County's $790,000+ median, the question isn't which county is "better"—it's which county is better for YOUR family's priorities and budget.
This comprehensive analysis breaks down the key differences across schools, affordability, commute, lifestyle, and long-term value to help you make the right choice.
The Tale of Two Counties: Quick Overview
Essex County: - 22 municipalities - Population: ~800,000 - Median Home Price: $590,000-$750,000 - Top School District: Millburn (#1 in NJ) - NYC Commute: 25-40 minutes - Vibe: Urban to suburban, diverse, culturally rich
Bergen County: - 70 municipalities - Population: ~950,000 - Median Home Price: $790,000+ - Top School Districts: Multiple top-20 NJ districts - NYC Commute: 30-45 minutes - Vibe: Suburban, affluent, family-oriented
Price Comparison: Where Your Money Goes Further
For $700,000 in Essex County, You Get: - 3-4 bedroom single-family home - Livingston or West Orange (good-to-excellent schools) - Modern kitchen and updated baths - 2-car garage - 0.25-0.40 acre lot - Access to parks and recreation
For $700,000 in Bergen County, You Get: - 3 bedroom townhouse or older single-family - Mid-tier towns (Paramus, Fair Lawn, Teaneck) - May need updates - Limited yard space - Competitive market
Price Advantage: Essex County by 10-30%
School District Showdown
Essex County Top Schools: 1. Millburn - #1 in NJ 2. Livingston - #5 in NJ 3. Montclair - #21 in NJ 4. Glen Ridge - Top 30 5. Caldwell - Highly rated
Bergen County Top Schools: 1. Ridgewood - Top 10 2. Tenafly - Top 10 3. Demarest - Top 15 4. Cresskill - Top 20 5. Glen Rock - Top 20
Key Difference: - Bergen County has MORE towns with top-20 schools - Essex County has THE #1 district (Millburn) at a lower price point - Bergen County's school quality is more consistent across towns - Essex County has wider variation between premium and entry-level districts
Winner: Tie (depends on your specific town choice)
Commute & Transportation
Essex County Advantages: - Closer to Newark Penn Station (hub for all NJ Transit lines) - Multiple NJ Transit lines: Morris & Essex, Main/Bergen, Northeast Corridor - Midtown Direct service from Millburn, Maplewood, South Orange (33-37 minutes to NYC) - Closer to Newark Airport (15-25 minutes) - PATH train access from Newark
Bergen County Advantages: - More towns with NJ Transit stations - George Washington Bridge access for drivers - Express bus routes to Port Authority - Closer to Teterboro Airport (private aviation)
Average NYC Commute: - Essex County: 30-40 minutes via train - Bergen County: 35-50 minutes via train/bus
Winner: Essex County (slightly faster, more transit options)
Property Taxes: The Hidden Cost
Essex County: - Average effective rate: 2.40-2.70% - $700,000 home = $16,800-$18,900/year - Higher rates in Newark, Orange, East Orange - Lower rates in suburban towns
Bergen County: - Average effective rate: 2.10-2.45% - $790,000 home = $16,590-$19,355/year
Key Insight: While Bergen County has slightly lower tax RATES, higher home VALUES often result in similar or higher absolute tax bills. Always calculate actual dollars, not just percentages.
Winner: Comparable (Bergen slightly lower rates, Essex lower home prices offset this)
Diversity & Culture
Essex County: - More racially and economically diverse - Strong African American, Latino, Asian communities - Arts scene in Montclair, Maplewood - Urban to suburban gradient - More walkable downtown areas - Newark as cultural hub (Performing Arts Center, museums)
Bergen County: - Large Korean and Japanese communities (Fort Lee, Palisades Park) - Jewish communities (Tenafly, Englewood) - More uniformly affluent and suburban - Family-oriented, less urban edge - Excellent shopping and dining
Winner: Essex County (if diversity is a priority)
Lifestyle & Amenities
Essex County Lifestyle: - Mix of urban energy and suburban peace - More walkable downtowns (Montclair, Maplewood, Millburn, South Orange) - Better access to NYC cultural offerings (closer) - Turtle Back Zoo, Eagle Rock Reservation, South Mountain Reservation - More historic character and architecture
Bergen County Lifestyle: - More consistently suburban feel - Excellent shopping (Paramus malls, Garden State Plaza) - More family-oriented events and programs - Bergen County Zoological Park, parks system - Newer development and modern homes
Winner: Personal preference (Essex = urban-suburban blend, Bergen = pure suburban)
Safety & Crime
Bergen County: - Generally lower crime rates county-wide - More uniform safety across municipalities - Extremely safe towns: Ridgewood, Glen Rock, Demarest
Essex County: - More variation between towns - Very safe towns: Millburn, Livingston, Glen Ridge, Caldwell, Cedar Grove - Higher crime in urban areas: Newark, East Orange, Orange, Irvington - Important to research specific towns
Winner: Bergen County (more consistent safety across all municipalities)
Home Value Appreciation (5-Year Outlook)
Essex County: - 2020-2024 appreciation: 35-40% - 2024 growth: 11.67% (highest in North Jersey) - Strong fundamentals: proximity to NYC, affordability gap vs. Bergen - Gentrification potential in urban areas - Predicted 2025-2030: 4-6% annual growth
Bergen County: - 2020-2024 appreciation: 30-35% - 2024 growth: 5.3% - Mature market with steady appreciation - Already at premium valuations - Predicted 2025-2030: 3-4% annual growth
Winner: Essex County (higher growth potential from lower starting point)
The Bottom Line: Decision Framework
Choose Essex County If: - Budget under $800,000 and want single-family home - Shorter NYC commute is critical (30-35 minutes) - You value diversity and cultural richness - You're willing to research and choose specific safe towns - You want higher appreciation potential - You prefer walkable, urban-feel downtowns - Millburn/Livingston schools are your target (vs. multiple Bergen options)
Choose Bergen County If: - Budget over $800,000 - You want more town options with consistently good schools - Safety consistency across all towns is important - You prefer pure suburban lifestyle (vs. urban-suburban mix) - Lower property tax rates are critical (absolute dollars may be similar) - You want more shopping and suburban amenities - You prioritize name recognition (Bergen County cachet)
Real Family Scenarios
Scenario 1: Young Family, $650K Budget Best Choice: Essex County (Livingston, West Orange, Montclair) Why: Get more house, excellent schools, strong appreciation potential
Scenario 2: Family, $1M+ Budget, Top Schools Priority Best Choice: Either county - Essex: Millburn/Short Hills (#1 schools) - Bergen: Ridgewood, Tenafly, Demarest (multiple top-10 options)
Scenario 3: First-Time Buyer, $500K Budget Best Choice: Essex County (Nutley, Bloomfield, Cedar Grove) Why: More entry-level options, easier to break into market
Scenario 4: Empty Nesters Downsizing Best Choice: Essex County (Montclair, South Orange, Maplewood) Why: Walkable downtowns, arts/culture, easier NYC access, condo options
The Verdict
Neither county is objectively "better"—they serve different buyer profiles:
Essex County = Better Value + Higher Growth Potential + Urban Edge Bergen County = Consistent Excellence + Pure Suburban + Established Prestige
For most families with budgets under $800,000, Essex County delivers more house, better commute, and stronger appreciation potential. For families with larger budgets prioritizing safety consistency and pure suburban lifestyle, Bergen County remains the gold standard.
The smartest move? Explore BOTH counties. You might find your dream home in a town you never considered.
Ready to explore both counties? I specialize in both Essex and Bergen County mortgages and can help you get pre-approved to shop confidently in either market. Contact me today for pre-approval in 24-48 hours.