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GT Luxury Group · Franklin Lakes field guide

Franklin Lakes NJ Homes for Sale

Updated October 2026 | GT Luxury Group

In Franklin Lakes, compare the house and the land together. Usable yard space, renovation quality, maintenance needs and any lake rights can change the decision as much as the asking price. This guide separates property checks from public recreation and private membership, so you know what to confirm before choosing a home.

For help comparing specific properties, ask our team about a private consultation or call (973) 577-9442.

Browse Franklin Lakes homes for sale below. Set your price range in the search and browse property details without creating an account.

Current Franklin Lakes listings

Start with the homes below, then open the full results to narrow your price range. Compare usable space and lot details as well as asking price. Availability changes; duplicate MLS records can describe the same property.

Browse more Franklin Lakes homes: Ranches, Colonials, Luxury homes, Homes with pools.

Franklin Lakes NJ homes for sale by price

Your budget sets the search, but usable land, condition, layout and the cost of ownership determine which homes belong on your short list. Compare current asking prices with recent, individually reviewed comparable sales before deciding what to offer. The budget bands below are search planning tools, not verified market statistics.

Under $1.5 million: Look closely at older homes, renovation scope and the cost of work you cannot see. A lower purchase price is not always a lower total cost.

$1.5 million to $2.5 million: Compare updated homes with larger homes that need work. Place usable yard space, room sizes and major systems ahead of finish photos.

$2.5 million to $5 million: Build a short list around the lot, setting and quality of the home. A sale near the top of town is not a useful match just because it has the same bedroom count.

Size and new construction need a closer look

Listing descriptions may count finished basements and other space differently. Ask for documented measurements and compare the same kind of space across properties before relying on a price per square foot comparison.

For new construction, separate completed living space from proposed plans. Review permits, specifications, included finishes and the documents needed for occupancy. A few high priced new homes do not establish a reliable premium over older homes.

Find the right setting, not just a neighborhood name

Franklin Lakes had 11,079 residents in the 2020 Census.[2] For a home search, start with individual streets and lots rather than treating the whole borough as one estate market.

Cheyenne, Apache and Algonquin streets: Check each lot’s shape, usable ground and lake frontage claims. A street name does not establish water access.

Ewing Avenue, High Mountain Road and Old Mill Road: Use these as separate search corridors, not one formal neighborhood. The borough lists Lorrimer Sanctuary on Ewing, the preserve entrance off High Mountain, and tennis, pickleball and Old Mill Woodlands at Old Mill Road.[16][20] Visit the exact home at different times to judge road noise and driveway access.

An estate buyer’s guide

The best estate purchase fits your daily routine as well as your plans for the land. Check these items before you settle on a price.

  1. Usable land: Walk the yard and review the survey. Slopes, drainage and easements can matter more than the acreage shown online.
  2. Room to build: The posted zoning chart lists minimum lots of 40,000 square feet in A 40 and 22,500 square feet in A 22.5.[3] Other districts have different rules. A large lot does not promise room for a pool, court or addition.
  3. Water and waste systems: The A 130 zoning schedule changes with sewer and public water availability.[3] Confirm the actual services, inspection needs and replacement risks for the property.
  4. Estate upkeep: Request service records and local quotes for the roof, heating and cooling, pool, trees and drainage. Price the work before deciding that a larger home is better value.
  5. A teardown or new build: Confirm permits, setbacks, coverage, drainage plans and the final certificate needed to occupy the home. Do not value proposed square footage as finished living space.

For a lake property, have your attorney review the deed, survey and any association documents. Ask the club or association to confirm current access, dues and transfer rules in writing. A view and a membership are different things.

Moving up from a nearby town

Start with the equity you can use, not only the price you hope to get. Compare selling costs, your loan payoff, cash needed to buy, taxes and the first round of repairs.

If you are weighing Wyckoff homes, Oakland real estate or homes in Mahwah, tour across the same budget. Compare yard privacy, floor plans and your actual work route rather than relying on townwide labels.

A move up can mean more land without more useful rooms. A larger home can also mean more roof, equipment and grounds to maintain. We can help you plan a sale and purchase together, with dates and cash needs set out before you list.

Map out your sale and purchase timing before committing to the next home, including a backup plan if either closing date changes.

Franklin Lakes property taxes, with bill math

The verified 2025 general tax rate was $1.904 per $100 of assessed value, and the effective rate was 1.400%.[4] The state’s published average residential tax bill for Franklin Lakes was $20,718 for 2025.[5] These are dated figures, not a quote for a specific home in 2026.

The general rate is used to calculate a bill from the taxable assessment. The effective rate is a statistical comparison tool and must not be used to calculate your bill.[6]

For a home with a $1.75 million taxable assessment, the example is:

$1,750,000 ÷ 100 × $1.904 = $33,320 a year, using the 2025 rate.[4]

A $1.75 million purchase price is not necessarily a $1.75 million assessment. Ask for the current tax card, full bill and any added assessment before making an offer. For new construction, confirm whether the quoted bill includes the completed home.

The mansion tax changed in July 2025

Do not budget from the old rule that a buyer always pays a flat 1% above $1 million. Effective July 10, 2025, New Jersey replaced that charge with a Graduated Percent Fee legally imposed on the seller.[7] For a covered residential transfer, the rate applies to the whole sale price, not just the amount over the threshold.[8]

Total sale price Graduated Percent Fee
Over $1 million through $2 million 1%
Over $2 million through $2.5 million 2%
Over $2.5 million through $3 million 2.5%
Over $3 million through $3.5 million 3%
Over $3.5 million 3.5%

Source: NJ Division of Taxation, checked October 2026.[7][8]

A covered $1.75 million sale creates a $17,500 Graduated Percent Fee. At $2.75 million, it is $68,750.[7] This is separate from the regular Realty Transfer Fee, which is also a seller charge.[8]

Ask your attorney and title company to confirm exemptions, the contract terms and the final charges. Read our New Jersey seller closing cost guide before setting your net proceeds target.

The commute starts with a drive, bus or station drop off

Franklin Lakes has no passenger train station in town; the borough directs riders to nearby towns.[9] Ramsey Route 17, Waldwick and Ho-Ho-Kus are options to compare on NJ Transit’s Main and Bergen County rail network.[10][11][12]

Station option What to check before relying on it
Ramsey Route 17 Drive from the home, parking availability and current train plan.[10]
Waldwick Parking rules, train frequency and your return trip.[11]
Ho-Ho-Kus Lot restrictions. NJ Transit lists no nonresident parking in the published station lots.[12]

Use the current trip planner for your destination and any transfers. No fixed rail or driving time is promised here.

Route 208 toward Route 4 is a road option toward New York City; Interstate 287 serves other regional trips.[21] Test the drive at your usual departure time, then repeat the return trip before you commit.

The borough lists weekday NJ Transit bus 752 and Coach USA service to Port Authority.[9] It also identifies the Parsons Pond Road commuter lot, where weekday parking during posted hours requires a permit.[9] Confirm the route, timetable and permit before building a daily commute around it.

Schools and official reports

Franklin Lakes School District serves the local elementary and middle grades.[13] Its schools are Colonial Road, High Mountain Road and Woodside Avenue for kindergarten through grade five, followed by Franklin Avenue Middle School for grades six through eight.[13]

High school falls under Ramapo Indian Hills Regional High School District, which includes Ramapo and Indian Hills high schools.[13] Ask the district about the current enrollment and school selection process for your address.

Use the NJ School Performance Reports for Franklin Lakes School District and Ramapo High School, with the report year in view.[14][15] These linked reports cover 2023 to 2024, not current year ratings. We do not rank schools or promise an assignment.

Life in Franklin Lakes: two different lake experiences

Franklin Lake is not the public nature preserve lake. Indian Trail Club describes its setting on Franklin Lake and offers member lake activities, racquet sports, aquatics and dining.[18] Confirm membership directly with the club; do not assume it comes with a home purchase.

The public G. Thomas Donch Nature Preserve, formerly Franklin Lakes Nature Preserve, covers 120 acres around a 75 acre lake.[17] Its entrance is off High Mountain Road on the North Haledon side.[16] The borough allows seasonal boating from April 1 through November 15, but prohibits motors, swimming and wading.[17]

For other outdoor time, the borough lists Old Mill Woodlands and Parsons Pond Park.[16] Lorrimer Sanctuary adds woodland trails on Ewing Avenue.[20] These are useful places to visit while judging the area around a home.

For golf, look at clubs separately from your housing search. Preakness Hills Country Club is a private club in nearby Wayne, not a benefit attached to Franklin Lakes property ownership.[19] Confirm membership terms and availability with the club.

Who the housing and commute fit

Franklin Lakes can fit a search for a detached home, yard space and room to shape the property. It asks for a clear maintenance budget and a realistic plan for driving or reaching transit.

It may not fit if you need a walk to an in town train station, a low upkeep property without association costs, or a small total ownership budget. If those are firm needs, widen the search across Bergen County homes before choosing a town.

Selling a Franklin Lakes home

Price your home against the closest competing properties, not the highest recorded sale in the borough. At estate scale, the lot, layout, finish and work still needed can pull similar sized homes into different price ranges.

Start with a pricing review and a short preparation list. Good presentation means clear floor plans, careful photography, clean grounds and records that answer buyer questions. It does not mean every seller needs a major renovation.

If privacy matters, ask about a private or off market approach. We will discuss the tradeoff between limited exposure and a wider market launch, within current brokerage and MLS rules. A private sale does not promise a higher price or remove disclosure duties.

See our guide to selling a home and how to find an off market deal in NJ.

Start with an online home value estimate, then compare the result with the property details an automated estimate may miss.

A pricing and preparation review should separate essential repairs from optional improvements, so you can decide what is worth doing before you sell.

Questions buyers and sellers ask

What do homes in Franklin Lakes cost?

Start with current homes for sale in your budget, then compare condition, usable land, layout and expected maintenance. Ask our team for a property specific review of recent comparable sales rather than relying on a single borough median.

What are the property taxes on a $1.75 million home?

If the taxable assessment is $1.75 million, the verified 2025 rate produces an example bill of $33,320.[4] If $1.75 million is only the purchase price, that calculation does not establish the bill; request the actual assessment and current taxes.[6]

Does buying near Franklin Lake include swimming rights?

Do not assume it does. Confirm deed rights and membership directly with the relevant association or club; Indian Trail Club has its own membership program, while swimming is prohibited at the public nature preserve.[17][18]

Is there a direct train from Franklin Lakes to Manhattan?

There is no station in the borough.[9] Compare nearby stations, current connections and parking before choosing a home, since a short drive to a platform is not the same as a direct train to your office.[10][11][12]

Who pays New Jersey’s mansion tax now?

For covered transfers, the Graduated Percent Fee is legally imposed on the seller under the July 2025 change.[7] It starts at 1% for sales over $1 million through $2 million and reaches 3.5% above $3.5 million, applied to the total price.[8]

Is a new estate always worth more than an older home?

No. Compare land, construction quality, layout, condition and documented living space. New construction alone does not establish a premium, and a proposed feature is not the same as completed work.

Can I sell privately before putting my home on the open market?

Ask our team to review that option with your timing and privacy goals. We can explain the available route and current rules, but we do not promise that reduced public exposure will produce the same result as a full launch.

Plan your next move with GT Luxury Group

Bring us your price range, timing and the details you will not compromise on. We can help you compare a short list of homes or prepare a sale plan built around your property.

Talk through your Franklin Lakes move with our team | (973) 577-9442

Sources and method

Figures retain their stated data year. Confirm current property records, fees and timetables before relying on them.

  1. [2]

    Bergen County, 2020 Census population table. Checked October 2026; 2020 Census.

  2. [3]

    Franklin Lakes, Schedule of Area and Bulk Regulations. Checked October 2026; posted May 2024 chart.

  3. [4]

    NJ Division of Taxation, 2025 general and effective tax rates. Checked October 2026; 2025 tax year.

  4. [5]

    NJ Division of Taxation, 2025 average residential tax statistics. Checked October 2026; 2025 tax year.

  5. [6]

    NJ Division of Taxation, tax rate definitions. Checked October 2026.

  6. [7]

    NJ Division of Taxation, Graduated Percent Fee notice. Checked October 2026; July 2025 notice.

  7. [8]

    NJ Division of Taxation, Realty Transfer Fee. Checked October 2026; page updated September 2026.

  8. [9]

    Franklin Lakes, Transportation. Checked October 2026.

  9. [10]

    NJ Transit, Ramsey Route 17 Station. Checked October 2026.

  10. [11]

    NJ Transit, Waldwick Station. Checked October 2026.

  11. [12]

    NJ Transit, Ho-Ho-Kus Station. Checked October 2026.

  12. [13]

    Franklin Lakes, Schools. Checked October 2026.

  13. [14]

    NJ School Performance Reports, Franklin Lakes district. Checked October 2026; 2023 to 2024 report.

  14. [15]

    NJ School Performance Reports, Ramapo High School. Checked October 2026; 2023 to 2024 report.

  15. [16]

    Franklin Lakes, Parks and field locations. Checked October 2026.

  16. [17]

    Franklin Lakes, G. Thomas Donch Nature Preserve and rules. Checked October 2026.

  17. [18]

    Indian Trail Club, Membership. Checked October 2026.

  18. [19]

    Preakness Hills Country Club, Membership. Checked October 2026.

  19. [20]

    Franklin Lakes, Clubs and organizations. Checked October 2026.

  20. [21]

    NJ Department of Transportation, Bergen County road map. Checked October 2026.