Essex County, New Jersey has emerged as one of the most dynamic real estate markets in the state, offering families an unbeatable combination of excellent schools, diverse communities, and NYC accessibility—all at more affordable price points than neighboring Bergen County.
Whether you're a first-time buyer targeting East Orange's $179,900 median or a luxury homebuyer eyeing Millburn's top-ranked schools, Essex County delivers. The county saw home prices appreciate 11.67% in 2024 (highest growth in North Jersey), with inventory increasing and mortgage rates stabilizing around 6.5-7%.
This comprehensive guide reveals the top 10 Essex County towns for families in 2025, ranked by school quality, affordability, safety, and family amenities. Let's find your perfect Essex County community.
How We Ranked Essex County's Best Family Towns
Our rankings consider: - School District Quality: NJ School Performance Report rankings, test scores, graduation rates - Affordability: Median home prices relative to county average ($590,000-$750,000) - Safety: Crime statistics and community policing programs - Family Amenities: Parks, recreation, libraries, youth programs - Commute: NJ Transit access to NYC and Newark - Home Value: Appreciation potential and property tax rates
Let's dive into the top 10.
#1: Millburn/Short Hills - The Gold Standard ($1,318,800 median)
Why Families Love It: Millburn-Short Hills Township consistently ranks as New Jersey's #1 school district. The Millburn Public Schools boast 98%+ graduation rates, with the vast majority of students attending four-year colleges, many at Ivy League institutions.
School District: #1 in NJ (Millburn Public Schools) Median Home Price: $1,318,800 Property Tax Rate: 2.55% NYC Commute: 35 minutes (NJ Transit Midtown Direct)
What You Get: - Exceptional K-12 education with renowned AP programs - Safe, walkable downtown with upscale shopping and dining - Excellent parks and recreation facilities - Strong sense of community with active parent involvement - High property values with consistent appreciation
Family-Friendly Highlights: - Taylor Park with playgrounds, pool, and sports fields - South Mountain Reservation hiking trails - Millburn Public Library with extensive children's programs - Year-round community events and festivals
Best For: Families prioritizing education above all else, dual-income professional families
#2: Livingston - Academic Excellence with Value ($700,000 median est.)
Why Families Love It: Livingston offers Millburn-quality schools at a more accessible price point. The Livingston Public Schools rank #5 in New Jersey, with outstanding academic programs and extensive extracurriculars.
School District: #5 in NJ (Livingston Public Schools) Median Home Price: ~$700,000 Property Tax Rate: 2.35% NYC Commute: 40 minutes
What You Get: - Top-5 NJ school district with 97% graduation rate - Diverse, welcoming community - Abundant parks and recreational facilities - Strong youth sports programs - Safe neighborhoods with low crime
Family-Friendly Highlights: - Livingston Community Center with pool and programs - Mount Pleasant Park and Collins Park - Livingston Public Library - Active PTA and parent community
Best For: Families seeking elite education with more housing options than Millburn
#3: Montclair - Arts, Culture & #21 Schools ($850,700 median)
Why Families Love It: Montclair combines strong academics (ranked #21 in NJ) with a vibrant arts scene, diverse population, and progressive values. The township offers an eclectic mix of neighborhoods, from quiet residential streets to walkable downtown areas.
School District: #21 in NJ (Montclair Public Schools) Median Home Price: $850,700 Property Tax Rate: 2.45% NYC Commute: 30 minutes (NJ Transit, Midtown Direct)
What You Get: - Excellent schools with strong arts and music programs - Walkable downtown with restaurants, theaters, and shops - Diverse, inclusive community - Multiple neighborhood options (Upper Montclair, South Montclair, etc.) - Active cultural scene with Montclair Art Museum
Family-Friendly Highlights: - Brookdale Park with playgrounds and pool - Montclair Film Festival and community events - Strong youth sports leagues - Montclair Public Library
Best For: Families valuing diversity, arts, and progressive community values alongside strong schools
#4: Glen Ridge - Small-Town Charm & Top Schools ($1,151,500 median)
Why Families Love It: Glen Ridge is a tiny gem (just 1.3 square miles!) with big-town school quality. This historic borough offers tree-lined streets, stunning architecture, and a tight-knit community where everyone knows their neighbors.
School District: Highly Ranked (Glen Ridge Public Schools) Median Home Price: $1,151,500 Property Tax Rate: 2.30% NYC Commute: 35 minutes
What You Get: - Small-town feel with top-tier schools - Safe, walkable community - Historic homes and beautiful architecture - Strong community bonds - Excellent graduation and college placement rates
Family-Friendly Highlights: - Carteret Park and Hurrell Field - Community pool and recreation programs - Annual Memorial Day parade and town events - Glen Ridge Public Library
Best For: Families seeking small-town community with big-city school quality
#5: Caldwell - Suburban Charm & Strong Schools ($836,200 median)
Why Families Love It: Caldwell Borough offers excellent schools, charming downtown, and strong community spirit at a more accessible price point than nearby Montclair or Millburn.
School District: Highly Rated (Caldwell-West Caldwell School District) Median Home Price: $836,200 Property Tax Rate: 2.40% NYC Commute: 40 minutes
What You Get: - Highly rated K-12 schools - Walkable downtown with local businesses - Safe, family-oriented neighborhoods - Strong community engagement - Good property value appreciation
Family-Friendly Highlights: - Multiple parks and playgrounds - Caldwell Public Library - Community pool and sports leagues - Active downtown with family-friendly dining
Best For: Families seeking suburban lifestyle with strong schools and community
#6: West Orange - Parks, Value & #58 Schools ($600,000 median est.)
Why Families Love It: West Orange offers exceptional value with solid schools (#58 in NJ), abundant parkland, and diverse neighborhoods. The township is home to parts of South Mountain Reservation and Eagle Rock Reservation.
School District: #58 in NJ (West Orange Public Schools) Median Home Price: ~$600,000 Property Tax Rate: 2.60% NYC Commute: 35-40 minutes
What You Get: - Good schools with improving academic programs - Extensive parks and outdoor recreation - Diverse, family-friendly neighborhoods - More affordable than nearby Montclair/Millburn - Historic sites (Thomas Edison National Historical Park)
Family-Friendly Highlights: - Eagle Rock Reservation with stunning NYC views - South Mountain Reservation hiking trails - Turtle Back Zoo - West Orange Recreation Department programs
Best For: Families prioritizing outdoor space and value while maintaining good school quality
#7: South Orange - Village Charm & Diversity ($600,000 median est.)
Why Families Love It: South Orange offers village charm with a walkable downtown, train station, and strong community values. The diverse population and progressive atmosphere attract young families.
School District: Highly Regarded (South Orange-Maplewood School District) Median Home Price: ~$600,000 Property Tax Rate: 2.55% NYC Commute: 30 minutes (NJ Transit to Penn Station)
What You Get: - Walkable village center with train station - Diverse, welcoming community - Strong schools with community support - Mix of architectural styles and price points - Active downtown with restaurants and shops
Family-Friendly Highlights: - Cameron Field and Meadowland Park - South Orange Performing Arts Center (SOPAC) - South Orange Public Library - Community farmers market
Best For: Families valuing walkability, diversity, and train access to NYC
#8: Verona - Growing Town with Strong Values ($670,800 median)
Why Families Love It: Verona has emerged as a top choice for young families seeking strong schools, safety, and community engagement. The township offers a walkable downtown and excellent recreational facilities.
School District: Highly Rated (Verona Public Schools) Median Home Price: $670,800 Property Tax Rate: 2.50% NYC Commute: 40 minutes
What You Get: - Strong K-12 schools with community involvement - Walkable downtown (Bloomfield Avenue) - Safe, family-oriented neighborhoods - Excellent parks and recreation programs - Growing downtown with new businesses
Family-Friendly Highlights: - Verona Park with lake, boathouse, and playgrounds - Verona Community Center - Active youth sports programs - Verona Public Library
Best For: Families seeking balanced mix of schools, recreation, and community
#9: Bloomfield - Diversity & Affordability ($623,300 median)
Why Families Love It: Bloomfield offers exceptional diversity, good schools, and more affordable entry points than many Essex County towns. The township's multiple neighborhoods provide options for different lifestyles and budgets.
School District: Good (Bloomfield Public Schools) Median Home Price: $623,300 Property Tax Rate: 2.70% NYC Commute: 35 minutes
What You Get: - Diverse, welcoming community - More affordable than Montclair/Glen Ridge - Multiple neighborhood options - Good schools with improving programs - NJ Transit train access
Family-Friendly Highlights: - Brookdale Park (shared with Montclair) - Watsessing Park - Bloomfield Public Library - Community recreation programs
Best For: Families seeking diversity and affordability with decent schools
#10: Cedar Grove - Suburban Tranquility ($759,350 median)
Why Families Love It: Cedar Grove offers peaceful suburban living with excellent parks, strong community spirit, and highly rated schools. The township is known for its safety and family-friendly atmosphere.
School District: Highly Rated (Cedar Grove Public Schools) Median Home Price: $759,350 Property Tax Rate: 2.45% NYC Commute: 45 minutes
What You Get: - Highly rated K-12 schools - Safe, quiet suburban neighborhoods - Excellent parks and recreation - Strong community engagement - Low crime rates
Family-Friendly Highlights: - Cedar Grove Park with pool and sports fields - Memorial Pool - Hiking trails and nature preserves - Active recreation programs
Best For: Families prioritizing safety, quiet neighborhoods, and strong schools
Honorable Mentions: Rising Stars
Nutley ($488,900): Affordable, commuter-friendly, improving schools Maplewood ($650,000 est.): Arts scene, diversity, shared schools with South Orange North Caldwell ($750,000 est.): Suburban, large lots, family-oriented Roseland ($840,800): Corporate hub, residential charm, strong schools
Essex County vs. Bergen County: Which is Right for Your Family?
Choose Essex County If: - You want better value (10-30% lower prices than comparable Bergen towns) - NYC commute under 40 minutes is a priority - You value diversity and cultural richness - You're willing to trade some school rankings for affordability - You want more home for your money
Choose Bergen County If: - Top-10 NJ schools are non-negotiable across all towns - You have a larger budget ($800K+) - You prefer more consistent school quality county-wide - Lower property taxes are critical - You want more retail and dining options
Many families find Essex County offers the "Goldilocks" balance: better than Hudson/Passaic but more affordable than Bergen.
How to Choose the Right Essex County Town
For Top Schools Only: Millburn, Livingston, Glen Ridge For Balance of Schools & Value: Montclair, Caldwell, Verona, Cedar Grove For Affordability & Growth: West Orange, South Orange, Bloomfield For Diversity & Culture: Montclair, South Orange, Bloomfield For Small-Town Feel: Glen Ridge, Caldwell, Verona
Mortgage Programs for Essex County Families
First-Time Buyers: - FHA loans (3.5% down) - HomeReady/Home Possible (3% down) - NJHMFA Down Payment Assistance (up to $22,000)
Move-Up Buyers: - Conventional loans - Jumbo loans (for Millburn, Glen Ridge, Montclair)
Veterans: - VA loans (0% down)
Your Next Steps
Essex County's family towns offer something for everyone, from elite schools in Millburn to affordable entry points in Bloomfield. The key is matching your family's priorities—education, affordability, diversity, commute—with the right town.
Timeline for Moving to Essex County: 1. Month 1: Get pre-approved, research towns, visit neighborhoods 2. Month 2-3: Work with local agent, tour homes, attend open houses 3. Month 3-4: Make offers, negotiate, secure financing 4. Month 4-5: Complete inspections, finalize mortgage, prepare for closing 5. Month 5-6: Close on your home, move in before school year
Want to Explore Essex County Mortgage Options?
Whether you're eyeing Millburn's top schools or Bloomfield's affordability, I specialize in helping families navigate Essex County's diverse housing market. With expertise in conventional, FHA, jumbo, and down payment assistance programs, I'll help you find the right financing for your dream Essex County home.
Contact me today to discuss your Essex County home purchase and get pre-approved in 24-48 hours.