Area Highlights
A quick view of the most influential metrics in Franklin Lakes.
Franklin Lakes, NJ Market Snapshot (NJMLS)
Annual market stats for Franklin Lakes from the NJMLS Statistics Report (all property types, Jan 1–Dec 31).
Town-level markets can vary year to year, so we show the latest year plus multi-year context.
Full Year 2025 (Jan 1–Dec 31)
|
Homes Sold
109
|
Average Sale Price
$1,951,979
|
Average Days on Market
55
|
Sale-to-Original-List (Sale/OLP)
99.66%
|
|
Success Ratio
50.9%
Sold ÷ (Sold + Withdrawn + Expired)
|
3-Year Avg Sale Price (2023–2025)
~$1.69M
|
3-Year Avg DOM (2023–2025)
~52
|
3-Year Avg Sale/OLP (2023–2025)
~99.18%
|
Noteworthy 10-Year Trends (2016–2025)
- Higher price level: average sale price increased from $1.12M (2016) to $1.95M (2025), roughly a 75% rise over the decade.
- Faster market: avg DOM improved from 101 days (2016) to 47 days (2024); 2025 finished at 55 days.
- Stronger pricing outcomes: Sale/OLP moved from ~90–93% (2016–2019) to ~98–100% (2021–2025).
Market Insight
Franklin Lakes can show strong sale-to-list performance while the success ratio shifts year to year.
Sale/OLP reflects how closely successful listings trade to their original asking price, while the success ratio
(Sold ÷ [Sold + Withdrawn + Expired]) reflects how many listings convert to a closing. When inventory mix changes
or pricing starts ahead of the market, withdrawals and expirations can rise even as well-positioned homes still
sell close to ask.
Franklin Lakes NJMLS Annual Summary (2016–2025)
| Year | Homes Sold | Avg Sale Price | Avg DOM | Sale/OLP | Success Ratio |
|---|---|---|---|---|---|
| 2025 | 109 | $1,951,979 | 55 | 99.66% | 50.9% |
| 2024 | 94 | $1,563,718 | 47 | 99.68% | 51.1% |
| 2023 | 127 | $1,556,122 | 55 | 98.20% | 56.4% |
| 2022 | 182 | $1,580,149 | 59 | 98.67% | 66.2% |
| 2021 | 200 | $1,346,041 | 67 | 97.20% | 64.3% |
| 2020 | 170 | $1,273,352 | 72 | 95.70% | 48.0% |
| 2019 | 181 | $1,110,308 | 84 | 92.19% | 48.3% |
| 2018 | 173 | $1,162,049 | 84 | 93.64% | 39.9% |
| 2017 | 131 | $1,117,439 | 86 | 92.69% | 35.2% |
| 2016 | 112 | $1,116,040 | 101 | 90.64% | 32.1% |
Source: NJMLS Statistics Report — Franklin Lakes (0220), all property types/subtypes, Jan 1–Dec 31 each year.
Top 10 Most Expensive Single-Family Home Sales in Franklin Lakes, NJ (2000–2025)
Closed residential single-family sales in Franklin Lakes from 01/01/2000 through 12/31/2025,
ranked by sold price. Fields shown include address, MLS-recorded style, beds/baths, days on market, sold date, sold price,
and buyer origin (city/state).
| Rank | Address | Style | BR | FB | HB | DOM | Sold Date | Sold Price | Buyer City | Buyer State |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | 1055 High Mountain Road | 11 | 8 | 4 | 165 | $8,000,000 | New York | NY | ||
| 2 | 17 Shinnecock Trail | Colonial | 7 | 7 | 3 | 314 | $7,900,000 | NJ | NJ | |
| 3 | 394 Saddle Back Trail | 6 | 6 | 2 | 61 | $7,300,000 | Franklin Lakes | NJ | ||
| 4 | 907 Scioto Drive | Colonial | 6 | 7 | 2 | 226 | $6,900,000 | Laguna Beach | CA | |
| 5 | 4 Penobscott Place | Contemp | 5 | 6 | 1 | 179 | $6,500,000 | Fort Lee | NJ | |
| 6 | 1055 High Mountain Road | 6 | 6 | 3 | 433 | $6,200,000 | Alpine | NJ | ||
| 7 | 5 Shinnecock Trail | Colonial | 6 | 7 | 1 | 30 | $6,199,000 | Ridgewood | NJ | |
| 8 | 322 Crescent Drive | Colonial | 5 | 7 | 1 | 13 | $6,000,000 | NJ | NJ | |
| 9 | 349 Algonquin Road | Contemp | 6 | 5 | 2 | 373 | $5,400,000 | Mantoloking | NJ | |
| 10 | 4 Shinnecock Trail | Colonial | 5 | 5 | 1 | 115 | $5,300,000 | Saddle River | NJ |
Source: closed residential single-family sales from 01/01/2000–12/31/2025. Public display excludes MLS identifiers.
“Style” reflects the MLS-recorded property style; buyer origin reflects the buyer mailing city/state as recorded and may not represent current residence.
How to use this table
- Compare Franklin Lakes’ price ceiling across the last 25 years.
- See which home profiles reach the highest sold prices (style, beds/baths, time on market).
- Spot buyer-origin patterns (city/state) at the high end.
Living in Franklin Lakes: schools, open space and regional access
A buyer-focused guide to Franklin Lakes’ K–8 schools and regional high-school choice, commuter bus and nearby rail options, local dining and shopping, nature preserves, fields and courts, summer programs, community events, municipal services and property-specific due diligence.
A spread-out residential borough where the exact address shapes daily life
Franklin Lakes does not operate around one compact, walkable downtown. Buyers usually orient by Franklin Avenue, Franklin Lake Road, High Mountain Road, Pulis Avenue, Route 208, Parsons Pond and the municipal-school complex. The relevant comparison is not simply east versus west; it is the property’s route to school, commuter service, groceries, recreation, healthcare and major roads.
Franklin Avenue and municipal core
Franklin Avenue, DeKorte Drive and nearby Franklin Lake Road connect Borough Hall, the library, recreation fields, schools, food businesses and everyday services. This is the most practical reference area for understanding errands and municipal routines.
Test: route to school, traffic at dismissal or field times, grocery access, road noise and whether the property can reach Route 208 without relying on one corridor.
High Mountain and northern side
The High Mountain Road area relates closely to High Mountain Road School, the nature-preserve entrance and routes toward Oakland, Wyckoff, Mahwah and I-287. Topography and wooded settings can vary significantly by parcel.
Test: grade, rock, drainage, winter approach, tree condition, school assignment and the actual drive to preferred shopping and transportation.
Pulis Avenue and eastern access
Properties toward Pulis Avenue can have convenient access to recreation facilities, the school district office and roads leading toward Route 208, Wyckoff and Ridgewood-area services.
Test: field activity, through-traffic, alternate routes, driveway visibility and peak travel at school or recreation times.
Parsons Pond and commuter-bus side
Parsons Pond Park includes trails, recreation space and the borough commuter lot used for regional coach service. Nearby properties may offer a different transportation routine from interior northern or western addresses.
Test: permit eligibility, current bus schedule, lot activity, park use, road noise, wetlands and drainage.
Lake, pond and private-association settings
Some homes relate to a lake, pond, private club, homeowners association or deed-restricted community. The legal rights and recurring costs can be as important as the water view or amenity.
Test: title rights, dues, assessments, guest rules, dock or boating rights, water quality, shoreline approvals, insurance and whether membership transfers with the property.
Large lots and estate systems
Privacy may come from acreage, setback, gates, landscaping or a long driveway rather than a formally named neighborhood. Larger properties can also carry more complex mechanical, drainage and staffing requirements.
Test: site coverage, septic or sewer, well or public water, generator, pool, irrigation, retaining walls, service access, snow management and annual operating costs.
Three local elementary schools, one middle school and a regional high-school choice
Franklin Lakes School District serves grades K–8 through three elementary schools and Franklin Avenue Middle School. Grades 9–12 are served through Ramapo Indian Hills Regional, with a published choice process between Ramapo and Indian Hills. Assignment, registration, transportation and program details should be confirmed for the exact address and school year.
Colonial, High Mountain and Woodside · grades K–5
Franklin Lakes School District operates three public elementary schools: Colonial Road School, High Mountain Road School and Woodside Avenue School. Buyers should confirm the assigned school for the exact address directly with the district rather than relying on a listing or map.
Franklin Avenue Middle School · grades 6–8
Franklin Avenue Middle School is the borough’s public middle-school campus. District resources cover registration, transportation, calendars, special services and student support.
Ramapo or Indian Hills · grades 9–12
Franklin Lakes is part of the Ramapo Indian Hills Regional High School District. Current district policy allows FLOW eighth graders to choose Ramapo High School in Franklin Lakes or Indian Hills High School in Oakland within published regulations.
Kindergarten and new-student registration
Age cutoffs, proof of residency, health forms and registration windows are year-specific. The district’s 2026–27 notice required kindergarten students to be age five on or before October 1, 2026; future buyers should use the current registration page for the applicable school year.
Aftercare, preschool and childcare
The district currently links families to the Wyckoff SACC aftercare program. The borough also lists private and independent preschool or childcare choices. Availability, hours, cost, transportation and waiting lists are separate from school assignment and should be verified directly.
School comparison questions
- Confirm the elementary assignment in writing for the exact address.
- Ask about transportation eligibility and stop placement.
- Review the current Ramapo–Indian Hills selection process and deadline.
- Confirm special-services, multilingual, gifted, athletic and extracurricular procedures directly.
- Use official school report cards for data rather than marketing rankings.
A driving-oriented borough with commuter bus service and several nearby rail choices
Franklin Lakes has weekday bus options but no passenger rail station. The practical commuting plan may combine the Parsons Pond coach lot, NJ TRANSIT Route 752, a nearby rail station or direct driving. Parking rules and schedules are variable, so a buyer should test the full trip rather than rely on a generalized commute time.
Parsons Pond commuter lot and Coach USA
The borough identifies its main bus stop at the commuter lot at 500 Parsons Pond Road. Coach USA provides service toward Port Authority. Current parking permits are annual; weekday restricted hours, resident and nonresident fees, capacity and schedules can change.
NJ TRANSIT Route 752
The borough states that NJ TRANSIT Bus 752 serves Franklin Lakes on weekdays. Use the official trip planner for the current stop, direction, timetable and connection rather than assuming every address is within a practical walk.
Nearby rail stations
Franklin Lakes has no passenger rail station. Buyers commonly compare Ramsey Route 17, Ridgewood, Allendale, Mahwah, Waldwick and other Main–Bergen County Line stations based on parking eligibility, train pattern and the starting address.
Ramsey Route 17 as a park-and-ride option
Ramsey Route 17 is often considered because it has a large parking facility and regional rail service, but current daily and permit rules, capacity and train frequency should be checked before relying on it.
Regional driving
Route 208, I-287 and nearby Route 17 connect Franklin Lakes toward Paramus, Mahwah, the Garden State Parkway and George Washington Bridge corridors. Actual travel can vary sharply by hour, weather and incident conditions.
Test: drive the complete route at the intended departure and return times.
A commute test that reflects real use
- Start from the exact driveway.
- Include station or bus-lot parking and walking time.
- Check one-seat versus transfer patterns.
- Test late-evening and weekend return options.
- Keep a driving and alternate-station backup.
Useful local food and services, with broader choices in surrounding towns
Franklin Lakes has restaurants, specialty food, grocery and professional services along its main corridors, but it is not a large walkable retail center. Most households use a mix of in-town businesses and nearby Wyckoff, Oakland, Ramsey, Ridgewood, Mahwah and Paramus destinations.
Franklin Avenue and Franklin Lake Road
Local dining and food-service options are distributed along the borough’s principal commercial roads rather than concentrated in a traditional downtown. The borough directory currently includes Franklin Lakes Pizza, Gio’s Gelato, Naru, Nigiri Sushi, Playa Bowls, Sushi Cocoro and other businesses.
Market Basket and grocery routines
Market Basket is a long-established specialty food, prepared-food and catering stop on Franklin Lake Road. The borough directory also lists Stop & Shop and Twinbrook Farms. Buyers should map the grocery routine from the exact property.
Restaurant operations change
Hours, ownership, reservation policies and menus can change. Use the municipal business directory as a starting point, then check the restaurant directly before placing time-sensitive names or claims elsewhere on the page.
Editorial rule: describe selection and location neutrally; avoid “best,” “top-rated” or guaranteed availability.
Wyckoff, Oakland and Ramsey
Nearby Wyckoff, Oakland and Ramsey add restaurants, coffee, grocery, fitness and personal services. Which center is most convenient depends on whether the home sits closer to Route 208, High Mountain Road, Franklin Avenue or the northern edge of town.
Ridgewood and Paramus
Ridgewood offers a larger downtown restaurant and retail concentration, while Paramus provides regional shopping, medical and service options. These are typically driving destinations rather than extensions of an in-town walking routine.
Private clubs and access rights
Indian Trail Club and other private facilities should not be described as automatic resident amenities. Membership, waiting lists, dues, guest access and any property-related rights require direct confirmation.
Buyer check: distinguish municipal recreation, private membership and deeded or association rights.
Nature preserves, trails, fields, courts and seasonal youth programming
Franklin Lakes offers a broader recreation footprint than the current page conveys. The useful buyer view includes passive open space, trail systems, seasonal boating, dog-park and court access, organized youth sports and summer programs. Rules, residency requirements and schedules should be verified through Recreation and Parks.
G. Thomas Donch Nature Preserve
The preserve supports walking, hiking and seasonal boating. The borough notes that its entrance is on High Mountain Road in North Haledon. Buyers should review current hours, water rules, trail conditions and program registration before visiting.
Parsons Pond Park
Parsons Pond Park at 500 Parsons Pond Road includes a trail system and recreation space. The commuter lot is also located here, so park and transportation uses should both be considered when evaluating nearby properties.
Old Mill Woodlands
Old Mill Road includes the Woodlands trail system, dog park and municipal tennis and pickleball facilities. Registration, court access, dog-park rules and closures should be checked through the borough.
Fields, playgrounds and youth sports
The borough lists Pulis Avenue, Municipal, Tommy John, Firemen’s and McBride fields, along with playgrounds and organized recreation programs. Seasons, age groups, residency and field assignments change.
Franklin Lakes Recreation Camp
For 2026, the borough published a resident recreation camp hosted by the Wyckoff Family YMCA at High Mountain Road School, with junior and senior age groups. Operator, location, weeks, grades, cost and capacity should be rechecked each year.
Lorrimer Sanctuary and specialty camps
New Jersey Audubon’s Lorrimer Sanctuary provides nature programming, and the borough also publishes independent athletic and specialty summer camps. These programs have separate registration, tuition and eligibility.
A mix of borough recreation, civic observances and organization-led programs
Franklin Lakes publishes municipal recreation events through its calendar and news pages, while the separate community-events page carries programming produced by local organizations. This distinction matters: the page should help buyers understand community activity without treating every listed event as borough-run or permanently annual.
Freedom Fest and fireworks
The borough documented Freedom Fest & Fireworks in 2026, tied to America’s 250th anniversary. Treat the event name, date, location and fireworks format as annual-calendar items to verify rather than permanent guarantees.
Farmers and artisan market
A seasonal farmers and artisan market has been published at Veterans Plaza. Dates, hours, vendors, weather policies and location may change by season, so use the current borough announcement.
Movies, paddling and wellness programs
Recent borough programming has included Movies in the Park, kayak tours and stand-up-paddle yoga through recreation or the Mayor’s Wellness Campaign. These are examples of seasonal programming, not guaranteed permanent offerings.
Memorial and civic observances
Borough, veterans, school and civic calendars may include Memorial Day, patriotic observances and public ceremonies. Confirm the current date, route, road closure and format directly each year.
Library and community-organization events
The public library and local organizations publish lectures, history programs, music, networking, charitable and seasonal events. The borough specifically distinguishes community-organization events from programs produced by the municipality.
How to keep the guide current
- Describe recurring event categories, not fixed dates.
- Link to the borough calendar and e-blast.
- Do not promise annual fireworks or a parade.
- Verify organizer, eligibility and rain policy.
- Update time-sensitive names only when materially useful.
Local public resources with regional healthcare and county-service connections
The borough provides a municipal library, police and volunteer emergency organizations, senior resources, recreation administration and digital forms. A buyer should also map regional healthcare and learn which services require registration, residency or separate membership.
Public library
The Franklin Lakes Public Library provides lending, digital resources, research help and programming for children, teens and adults.
Emergency services
The borough links Police, Fire Department, Ambulance Corps and the Office of Emergency Management. Use 911 for an active emergency.
Senior services
Borough resources include a senior club, transportation information and links to Bergen County aging and disability services.
Volunteer opportunities
Residents can review municipal boards, emergency-service organizations and other volunteer roles through the borough.
Borough alerts and e-blast
The borough’s e-blast, calendar and emergency-notification resources are the best place to track changing events and municipal notices.
Healthcare planning
Map The Valley Hospital in Paramus plus the household’s preferred urgent care, pediatric, primary-care and specialty providers from the exact property.
Utilities, water, site work and private rights require parcel-level verification
Franklin Lakes contains estate homes, older residences, lake and pond settings, private associations, townhomes and newer construction. The same town description does not produce the same risk profile on every parcel. A useful review combines municipal records, title and survey work, physical inspections and future-use analysis.
Taxes, zoning and buildable envelope
Compare the current tax record with the assessor’s property card and the physical home. Confirm zoning by address or block and lot, then review setbacks, coverage, height, accessory structures, easements and any variance history.
Permits, inspections and closing requirements
Obtain the construction, zoning, Board of Health and engineering files. Reconcile finished space, pools, generators, gates, retaining walls and accessory improvements with approvals. Confirm current resale, smoke/CO and open-permit requirements with the closing professionals.
Well, public water, septic and sewer
Utility configuration is parcel-specific. Identify the water source and wastewater system, test as required, review service records and verify capacity for the existing or proposed bedroom count. The borough states that cesspools identified during a realty transfer must be replaced.
Lakes, wetlands, flood and drainage
Water views and wooded settings can involve wetlands, buffers, flood mapping, streams, groundwater and stormwater systems. Review current maps, prior water events, culverts, grading, drainage approvals and insurance availability.
Rock, slope, retaining walls and site work
Large additions, pools and new construction can be affected by rock, slope, soil movement, drainage and retaining conditions. Use qualified specialists and review engineering approvals before assigning value to expansion potential.
Trees and landscape screening
Tree removal is regulated. The borough’s current page states permits are required for qualifying trees and identifies replacement and penalty provisions. Verify the current ordinance before planning removals or relying on a future view corridor.
Pools, generators, gates and estate systems
Inspect age, permit status, service history and replacement planning for pool equipment, generators, irrigation, wells, septic pumps, gates, security, exterior lighting, drainage pumps and extensive mechanical zoning.
Operating review: request realistic annual costs, contracts and recent invoices where available.
Private lake, club, HOA or condominium documents
Do not infer access from proximity. Review deeded rights, association documents, budgets, reserves, insurance, assessments, architectural rules, leasing restrictions, litigation and membership-transfer terms as applicable.
Construction, zoning, Board of Health, engineering, tree, pool, generator, septic and variance records.
Current survey, easements, restrictions, shared drives, water rights, encroachments and association obligations.
General inspection plus septic, well, drainage, pool, structural, environmental, chimney, generator or retaining-wall expertise where relevant.
Written professional review before assuming an addition, subdivision, pool, court, accessory building, tree removal or major grading project is feasible.
Use primary sources for changing dates, rules and property records
This guide is designed to remain useful without embedding every annual date or fee. The following sources should be used for final verification and periodic editorial updates.
Compare the home, the land and the complete daily routine
Request current Franklin Lakes inventory and relevant off-market opportunities, then compare school assignment, transportation, utilities, property records and site conditions at the parcel level.
Direct answers to common Franklin Lakes questions
These answers provide orientation. Confirm time-sensitive and parcel-specific details with the responsible district, municipality, transportation provider, organizer, association or licensed professional.
Where is Franklin Lakes, New Jersey?
Does Franklin Lakes have a traditional downtown?
What public elementary schools serve Franklin Lakes?
What grades attend Franklin Avenue Middle School?
Where do Franklin Lakes students attend public high school?
Is Ramapo High School located in Franklin Lakes?
Is high-school choice automatic?
How is elementary-school assignment determined?
What is the kindergarten age cutoff?
Is after-school care available?
Does Franklin Lakes have an NJ TRANSIT train station?
Is there commuter-bus service to New York City?
Where is the Franklin Lakes commuter parking lot?
Does NJ TRANSIT Bus 752 serve Franklin Lakes?
Which rail station is best for a Franklin Lakes commuter?
What are the main driving routes?
What restaurants are in Franklin Lakes?
Where do residents buy groceries?
What is the G. Thomas Donch Nature Preserve?
What recreation is available at Parsons Pond Park?
Where are the tennis and pickleball courts?
Does Franklin Lakes have a dog park?
What youth sports are available?
Does Franklin Lakes have a summer recreation camp?
Are there nature camps nearby?
What is Freedom Fest?
Does Franklin Lakes have annual fireworks?
Does Franklin Lakes have a farmers market?
What other community programs are offered?
Does Franklin Lakes have a public library?
What emergency services serve Franklin Lakes?
Are senior services available?
Are all Franklin Lakes homes on the same water and sewer systems?
What happens if a property has a cesspool?
Why are wetlands and drainage important in Franklin Lakes?
Does tree removal require a permit?
Can a buyer assume a pool, addition or court can be built?
Does proximity to a private lake or club include access?
What should a condo or townhome buyer review?
How should buyers verify permits and finished space?
Which nearby towns should Franklin Lakes buyers compare?
Where can buyers find current Franklin Lakes homes for sale?
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