If you are choosing between Millburn and Short Hills, you are really comparing two distinct lifestyles within the same township. Both areas share services and schools, yet they feel different on the ground. You want a clear picture of homes, lot sizes, prices, commute options, and what drives value so you can focus your search. This guide breaks it down in plain language so you can zero in on the right fit and plan smart tours. Let’s dive in.
Quick definitions and context
Short Hills is an unincorporated census‑designated place inside Millburn Township. Millburn is the municipality; Short Hills is a named CDP and neighborhood within it. That means you share municipal services, taxes, and the public school district even if ZIP codes and local identity differ. You can confirm the CDP details and township stats in the U.S. Census QuickFacts for Short Hills and Millburn Township.
From the latest ACS 2020–2024 summaries: the median owner‑occupied home value is about $1,371,500 in Millburn Township and about $1,674,100 in Short Hills CDP. Treat these as long‑run context rather than live sale prices.
Housing stock at a glance
Short Hills character
In Short Hills you will see a high share of detached single‑family homes with substantial architectural presence. Common styles include Tudor Revival, Colonial and Colonial‑Revival, and Georgian, along with newer custom builds. Several pockets reflect the area’s estate era, especially Old Short Hills and Hartshorn. The feel is leafy and residential with access to public garden space at Greenwood Gardens.
Millburn character
Closer to Millburn’s village center, you will notice smaller lots, older in‑town homes, and a modest supply of townhomes and condos near the Millburn train station. As you fan out, you will find traditional single‑family blocks with homes from mid‑century through late 20th century. The downtown area is a draw for its walkable restaurants, boutiques, and the Paper Mill Playhouse, and it sits near the Morris & Essex Line at Millburn Station. Find local orientation on the township’s visitor page for directions and transit.
Lot sizes and zoning
What the code allows
Millburn’s development regulations support a wide range of residential lot sizes. Some residential zones allow relatively compact suburban lots with minimums of just a few thousand square feet. Other districts require much larger minimums measured in tens of thousands of square feet, and there are conditional standards for institutional and estate‑scale uses. You can review the residential district standards in the Millburn zoning code.
What you will typically find
On the ground, you will see meaningful differences:
- Many Millburn village lots are in the ~0.12–0.2 acre range, especially near downtown and the station.
- Many Short Hills parcels fall in the ~0.4–1+ acre range, with several 1‑plus‑acre estates in Old Short Hills and Hartshorn.
These are practical ranges drawn from recent market examples, not hard rules. Always verify a specific property’s lot size through the tax records or the township’s mapping resources. The township website is a good starting point for property and mapping FAQs.
Prices and what drives value
Baseline medians vs. live market
For durable context, use ACS owner‑occupied medians: about $1.37M for Millburn Township and $1.67M for Short Hills CDP from the 2020–2024 period. Live sale medians shift month to month based on what closes. In Short Hills, a single quarter with several large estate closings can push the headline median higher than you might expect. Millburn, with a broader mix of condos, townhomes, and mid‑range single‑family homes, often shows smoother medians.
Practical price bands you will see
While exact pricing depends on condition, location, and recent comps, here is how ranges commonly break out in the township:
- Condos and smaller townhomes near downtown Millburn: often the most accessible entry point, with two‑bedroom units in some months under the $700k–$900k band.
- Smaller‑lot single‑family homes or older stock outside prestige pockets: commonly $900k–$1.6M.
- Larger renovated Colonials and Tudors on desirable Short Hills streets or comparable Millburn blocks: often $1.5M–$3M.
- Estate‑scale homes in Old Short Hills, Hartshorn Drive, and similar streets: $3M–$8M+ depending on acreage and finishes.
Short Hills skews to the upper bands due to larger average lots and the presence of legacy estates. Millburn includes more variety, which can open options at lower price points without leaving the township’s amenities.
Commute, schools, and amenities
Transit access
Both areas sit on NJ Transit’s Morris & Essex Midtown Direct corridor with two stations: Millburn and Short Hills. Trains provide service to Manhattan and Hoboken, and township residents’ average commute times often land in the low‑40‑minute range according to ACS. For maps and local orientation, use the township’s directions and transit overview.
Schools overview
Millburn Township School District serves both Millburn and Short Hills. Public sources consistently profile the district among New Jersey’s top performers, which is a meaningful driver of demand and pricing. You can explore the district’s profile and rankings on Niche’s Millburn District page. For a specific address, confirm the elementary school assignment through the district before you tour.
Amenities and daily life
- Short Hills offers a quiet, park‑like setting with proximity to The Mall at Short Hills and the formal landscape at Greenwood Gardens.
- Millburn’s village core provides a denser, walkable downtown with dining, small shops, and cultural programming at the Paper Mill Playhouse, plus quick access to the Millburn station and local parks. See the township’s visitor orientation.
Taxes and carrying costs
Millburn Township’s average municipal property tax bill sits among the higher averages in New Jersey. Recent reporting placed the township’s average in the mid‑$20,000s per year, which can materially affect monthly carrying costs. You can review a recent statewide comparison in this summary of North Jersey property taxes. Always confirm the most current figure before finalizing your budget.
Which area fits your goals
Use your priorities to guide where to focus first:
- If you want a walkable downtown and a smaller yard with a lower entry price for renovated homes or condos, look near Millburn Village within about half a mile of the station and Main Street.
- If you want privacy, larger lots, and an estate feel with quick access to high‑end retail, look in Old Short Hills, Hartshorn, and streets near Greenwood Gardens and the Mall at Short Hills.
- If you want top public schools and a Midtown Direct commute, you can find both in either area since the district and rail service are shared. Short Hills often carries a higher premium due to lot size and prestige streets, while Millburn offers a broader range of price points close to downtown.
How to plan smart tours
- Define your must‑haves. Decide how you rank lot size, walkability, commute time, and renovation level.
- Verify lot size and setbacks. Check the tax record and the zoning code for each address so you understand space for additions, pools, or garages.
- Cross‑check school assignment. Review the district site for elementary attendance zones if that is part of your decision.
- Time the commute. Visit both stations during the window you would normally travel and review schedules using the local transit overview.
- Watch carrying costs. Factor property taxes and typical utility needs for larger lots if you are considering an estate‑scale home.
Work with a local expert
Knowing how lot patterns, micro‑neighborhoods, schools, and transit interact is the difference between a good result and a great one. Our boutique, senior‑led team specializes in Millburn–Short Hills and the Midtown Direct corridor and can help you clarify tradeoffs, set a pricing strategy, and move with confidence. If you are planning to buy or sell in the next 6 to 12 months, request a complimentary market consultation with Judith Daniels.
FAQs
What is the difference between Millburn and Short Hills?
- Short Hills is a census‑designated place inside Millburn Township. You share municipal services, taxes, and the public school district, but housing stock and lot sizes tend to be larger in Short Hills.
Do Millburn and Short Hills share the same schools?
- Yes. Both feed the Millburn Township School District, which public sources profile among the top districts in New Jersey; confirm an address’s elementary assignment with the district.
How do typical lot sizes compare?
- Many Millburn village lots cluster around ~0.12–0.2 acres, while many Short Hills parcels run ~0.4–1+ acres, with several 1‑plus‑acre estates in Old Short Hills and Hartshorn.
Are condos and townhomes easier to find in Millburn?
- Generally yes. You will see more condo and townhome options near Millburn’s downtown and train station, while Short Hills is predominantly detached single‑family homes.
How do prices differ between the areas?
- ACS 2020–2024 owner‑occupied medians are about $1.37M in Millburn Township and about $1.67M in Short Hills CDP. Short Hills often skews higher due to larger lots and an estate market.
What is the commute like from each area?
- Both have NJ Transit Morris & Essex Line stations with Midtown Direct service to Manhattan and Hoboken. Average commute times for township residents often fall in the low‑40‑minute range.
What should I budget for property taxes?
- Millburn’s average municipal property tax bill is among the higher averages in New Jersey and has been reported in the mid‑$20,000s per year. Verify the latest figure before finalizing a budget.
