No train in town

Towns

Ten towns without an in-town station. Its share of sales over asking is lower than the four rail groups', and it is the group where the commute varies most from town to town. Livingston is a judgment call: no station, but it prices like a transfer suburb.

• Livingston
• Florham Park
• East Hanover
• West Orange
• North CaldwellTown page
• Verona
• Springfield
• Wyckoff
• Paramus
• Cresskill

Towns with a link have a DeSilva town page; for the others, the group figures are the evidence.

The trip

Bus or car. How well that works varies a great deal by town and by where in Manhattan you need to be. This is the group where the commute needs property-specific testing: drive it, or ride the bus, at your actual hour before you rely on it.

No timed rides are quoted anywhere in this study. Door-to-desk time depends on your office, your train and your schedule; check the published NJ Transit schedule for your actual travel date, and test the trip at the hour you would make it.

Schools

The study does not score or rank schools, and neither does this page. Three checks matter more than a single rating: the state’s School Performance Reports for the district and each school; the specific programs your student needs, which a headline rating never captures; and address assignment, because in several of these towns the elementary school is set by street. Confirm the assignment for a specific address with the district before you write an offer. Every reader sees the same information here.

Homes

Across the group, the median home in the $1.15M–$1.35M band is about 2,589 square feet, built around 1965, on roughly a third of an acre, carrying about $16,100 a year in tax. About 85% of these sales had four or more bedrooms, and about 66% closed over the original ask, the second-lowest share in the study.

Two town-level tax medians the study published sit in this group, and they show a wide range within it: Florham Park about $11,100 and West Orange about $23,600 on band sales. Florham Park to South Orange (Direction B) is roughly $12,750 a year, about $1,060 a month, on essentially the same purchase price.

The no-train group and the Bergen County towns in it (Wyckoff, Paramus, Cresskill) rest on thinner per-town samples than the rail towns; the Bergen figures are deed-based. Treat the group medians as the evidence and the town figures above as the two the study was willing to publish.

Figures are group medians from the 616-sale study (Sep 2025–Sep 2026); above-grade square footage is the assessor's figure matched to the closed sale and excludes finished basements. No individual sold addresses are published. Method and limits.